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Orchard Therapeutics Announces Presentations from UCL/GOSH and UCLA Academic Collaborators on Clinical Data in ADA-SCID Using Ex-Vivo Lentiviral Gene Therapy at September 2016 ESID and ESGCT Congresses
(Ref: B3C newswire)
Orchard Therapeutics
Clinical Research (R&D)
ESGCT
ESID
London, UK, September 21, 2016 / B3C newswire / -- Orchard Therapeutics announces that some of its academic collaborators will be presenting an update from ongoing clinical studies with autologous CD34+ haematopoietic stem cells transduced ex vivo with EFS lentiviral vector encoding for the human ADA gene for the treatment of patients diagnosed with severe combined immunodeficiency due to adenosine deaminase deficiency (ADA-SCID). The clinical data, being generated by University College London ("UCL") / Great Ormond Street Hospital for Children NHS Foundation Trust ("GOSH") and the University of California Los Angeles ("UCLA"), will be presented at the 17th biennial meeting of the European Society for Immunodeficiencies ("ESID") in Barcelona, Spain (21-24 September 2016) and at the European Society of Gene and Cell Therapy ("ESGCT") conference in Florence, Italy (18-21 October 2016).
The two clinical studies with ex-vivo EFS lentiviral-vector-based gene therapy have been designed as non-randomized studies to evaluate the safety and efficacy of treatment. Main endpoints include overall survival, event-free survival, immune system reconstitution, ADA enzyme activity and safety parameters.
Clinical data highlights
- As of September 2016, a total of 39 patients with ADA-SCID have been treated at GOSH and UCLA, with a follow-up of 1-55 months
- The data presented at ESID and ESGCT are based on an analysis of clinical data from 32 patients
- All patients have survived (100% overall survival) and 31 out of 32 patients show immune reconstitution, with so far a favourable safety profile
At ESID, Professor Bobby Gaspar and Dr Claire Booth, both from UCL, will present on 21 and 23 September 2016, respectively. Further data will be presented by Professor Donald Kohn, from UCLA, at ESGCT on 20 October 2016.
Presentations at ESID
Session name: Opening keynote lecture
Title of presentation: PID across frontiers - new paradigm
Presenter: Professor Bobby Gaspar
Date: Wednesday 21 September 2016
Time: 17.40-17.55 CET
Session name: PID across genetic frontiers
Title of presentation: Evolution of gene therapy for primary immune deficiencies
Presenter: Dr Claire Booth
Date: Friday 23 September 2016
Presentation at ESGCT
Session name: Ex-vivo HSC based gene and cell therapy
Title of presentation: Gene therapy for primary immune deficiencies: ADA-SCID and XCGD
Presenter: Professor Donald Kohn
Date: Thursday 20 October 2016
Time: 14.00 CET
About ADA-SCID
ADA-SCID is a rare inherited disorder of the immune system. The incidence of ADA-SCID is currently estimated between 1 in every 375,000-660,000 live births. ADA-SCID is caused by mutations in the gene encoding for the adenosine deaminase enzyme, which result in a severe deficiency in white blood cells and life-threatening infections.
About Great Ormond Street Hospital for Children NHS Foundation Trust
Great Ormond Street Hospital for Children Foundation Trust is the UK's leading centre for treating sick children, with the widest range of specialists under one roof. With the UCL Institute of Child Health, we are the largest centre for paediatric research outside the US and play a key role in training children's health specialists for the future. The Great Ormond Street Hospital Children's Charity needs to raise vital funds to enable the hospital to continue to provide the very best care for its young patients and their families through helping to rebuild and refurbish the hospital, buy vital equipment, fund pioneering research and provide support for staff and families.
UCL was founded in 1826. It was the first English university established after Oxford and Cambridge, systematic teaching of law, architecture and medicine. It is among the world's top universities, as reflected by performance in a range of international rankings and tables. UCL currently has more than 35,000 students from 150 countries and over 11,000 staff. Annual income is more than £1 billion. Follow UCL on Twitter @uclnews. Watch UCL's YouTube channel YouTube.com/UCLTV.
UCLA is an international leader in the breadth and quality of its academic, research, health care, cultural, continuing education and athletics programmes. With more than 43,300 undergraduate and graduate students, it is the largest university in California. The UCLA College and 12 professional schools offer more than 5,000 courses, 124 undergraduate majors and 91 minors, 98 master's programmes, and 109 doctoral and professional programmes. Seven alumni and six faculties have been awarded the Nobel Prize. UCLA performs well in a wide variety of national and international university rankings.
About Orchard Therapeutics
Orchard Therapeutics is a clinical stage biotechnology company dedicated to bringing transformative ex-vivo gene therapies to patients with serious and life-threatening orphan diseases.
Sylvie Blanchier
Orchard Statement on Strimvelis, a Gammaretroviral Vector-Based Gene Therapy for ADA-SCID
Orchard Therapeutics Announces Presentation of New Clinical Data for OTL-200 for Metachromatic Leukodystrophy at Upcoming European Society of Gene & Cell Therapy Annual Congress
Orchard Therapeutics Outlines Comprehensive Presence at the European Society of Gene & Cell Therapy Congress
Intellia Therapeutics Presents In Vivo and Ex Vivo Data at the 2019 Annual Congress of the European Society of Gene and Cell Therapy (ESGCT)
Intellia Therapeutics Presents New Data in In Vivo and Ex Vivo Programs at the 26th Annual Congress of the European Society of Gene and Cell Therapy

redpajama_set_name: RedPajamaCommonCrawl


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Other APS Honors
Home | Programs | APS Honors | Prizes & Awards | Distinguished Lectureship Award on the Applications of Physics
Distinguished Lectureship Award on the Applications of Physics
APS's Committee on Careers and Professional Development (CCPD) and the Forum on Industrial and Applied Physics (FIAP) seek to recognize and honor physicists in industrial and other non-academic careers for their significant contributions to the advancement of physics of a technical, industrial, or entrepreneurial nature and for their demonstrated ability to give interesting and engaging lectures to both experts and non-experts.
This award will be given for a one year term. Recipients will be noted on the American Physical Society (APS) website, announced in APS News, and recognized at an annual meeting for their achievements in physics. The award recipients agree to give a minimum of three lectures over a term of one year delivered at a national APS conference, a sectional APS conference, and other venues, such as physics department colloquia, to be arranged by mutual agreement with the recipient and the Selection Committee Chair in consultation with the CCPD and with assistance from APS staff. The Distinguished Lectureship presentations should discuss key aspects of the recipient's career and professional development in physics, they should be interactive and engaging, and they should be aimed especially at physicists early in their careers. The Distinguished Lectureship will include a $5,000 award and a plaque to be presented at an APS conference following the completion of the Distinguished Lectureship term. Travel costs will be reimbursed by APS up to $5,000.
Establishment & Support
This committee award, established in 2013 by the CCPD and FIAP, serves to stimulate interest and excitement in non-academic career paths in physics, and to expose students, faculty, and physics graduates to a variety of cutting-edge physics problems encountered throughout a successful industrial or other non-academic career. The award is endowed by FIAP.
This annual award will be given to an individual physicist, and more than one award may be made each year. Nominees need not be members of the APS or FIAP, and nominations remain active for three years.
Nomination & Selection Process
Deadline: Tuesday, June 1, 2021
The awardee will give a talk at the APS March Meeting, and the lectureship term will begin the following September. The nomination must include:
A letter of not more than 2 pages evaluating the nominee's most significant contributions that qualify the nominee for this award and other related accomplishments. Invited talks that the nominee has given on his/her research should be included.
A one sentence description of the work being cited, and suggested title for the lecture series.
The nominee's curriculum vita of not more than three pages, and/or brief biographical sketch.
In addition, the nomination should include:
A list of the nominee's important publications or patents relating to the work cited or lecture series topic
At least one, but not more than four, seconding letters.
Up to four of the most important reprints, preprints, patents, or other written publications from the above list
A video clip, at least 15 minutes long, of the nominee delivering a lecture. Please note: the video does not have to be an example of the official lecture the nominee would give if they are selected for the award. The intent is to give the selection committee a sense of the nominee's presentation style.
To start a new or update a continuing nomination, please see the Prize & Award Nomination Guidelines.
2021 Selection Committee Members: Matthew Thompson, Mike Gordon, Abram Falk, Nate Orloff
The membership of APS is diverse and global, and the nominees and recipients of APS Honors should reflect that diversity so that all are recognized for their impact on our community. Nominations of members belonging to groups traditionally underrepresented in physics, such as women, LGBT+ scientists, scientists who are Black, Indigenous, and people of color (BIPOC), disabled scientists, and scientists from outside the United States are especially encouraged.
Nominees for and holders of APS Honors (prizes, awards, and fellowship) and official leadership positions are expected to meet standards of professional conduct and integrity as described in the APS Ethics Guidelines. Violations of these standards may disqualify people from consideration or lead to revocation of honors or removal from office.


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Greater Los Angeles, Southern California
Carrie Eckert
Luxury Homes and Real Estate // Los Feliz Brokerage // Agents
Born and raised in the suburbs of Los Angeles, Carrie Eckert comes from a family of five generations of Angelenos. After attending Los Angeles City College, and later California State University of Los Angeles, she applied her talents to the music industry and then the high end fashion industry. All of this seemed to make sense considering her love for music and the arts including architecture. She fell in love with various forms of design and also various forms of self expression.
Carrie has lived in the Silverlake and Los Feliz areas for over 15 years and loves the uniqueness and vibrancy of the area and its people. This combined with her adoration of Los Angeles architecture has brought her to a career in real estate. Carrie's energy, personable demeanor and responsibility to her clients have always made her a success in the world of business. Her positive attitude and energy are what people remember most about Carrie. Her professional philosophy is simple: if one is to treat people with respect and with dedication, one shall receive the same in return.
Carrie loves yoga, running and everything that takes her outdoors.
A firm believer in the conservation of Los Angeles and its place in the architectural world, Carrie is a member of the Los Angeles Conservancy. She also is a member of the California Association of Realtors and the Beverly Hills Greater Los Angeles Association of Realtors.
DRE#: 01877376
Los Feliz Brokerage
1801 North Hillhurst Avenue


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Anna Maria Sjöström-Bengtsson (i riksdagen kallad Sjöström-Bengtsson i Göteborg), född 2 december 1889 i Skara, död 30 april 1969 i Karl Johans församling, Göteborg, var en svensk småskollärarinna och politiker (socialdemokrat).

Sjöström-Bengtsson var ledamot av första kammaren 1943-1958, invald i Göteborgs stads valkrets. Hon skrev 121 egna motioner, främst i socialpolitiska ämnen,sjukvård och om socialförsäkringar. I en motion begärdes åtgärder mot trafikbullret. Hon gjorde 2 interpellationer om polisens sekretesskyldighet och om nioåriga enhetsskolans målsättning.

Källor
Sveriges dödbok 1947-2006, (Cd-Rom), Sveriges Släktforskarförbund

Noter

Svenska socialdemokrater
Ledamöter av Sveriges riksdags första kammare för Socialdemokraterna
Kvinnor
Födda 1889
Avlidna 1969

redpajama_set_name: RedPajamaWikipedia


On 14 October 2002, HM Cesidio Tallini has officially renounced any citizenship, nationality, and/or affiliation with the micronational world. Having been banned from the two major micronational group sites, HM Cesidian Tallini has become, in effect, the World's First King to be literally sent into exile from cyberspace! HM Cesidio Tallini ... joins a long list of Princes and Kings who have been banned from ever entering real nations.
Fifth World nations are often ethnic nations, whereas in micronations ethnicity matters very little. The Fifth World ethnicity may either be neotraditional, or entirely novel, and the same feature ... applies to race. However important ethnicity is in the Fifth World, it is important to realise that it has absolutely no place or meaning in micronations or in the micronational community.
Fifth World nations have more than the club-like environment of your typical Internet micronation, since they have developed extensive and original cultures of their own. A great deal of cultural development is going on in the Fifth World, and if current trends continue, future societies of the Western World may come to resemble the webindigeneous Fifth World more and more.


Forns J, Fort M, Casas M, Caceres A, Guxens M, Gascon M, Garcia-Esteban R, Julvez J, Grimalt JO, Sunyer J. Exposure to metals during pregnancy and neuropsychological development at the age of 4 years. Neurotoxicology. 2014 Jan;40:16-22. doi: 10.1016/j.neuro.2013.10.006.
Gascon M, Verner MA, Guxens M, Grimalt JO, Forns J, Ibarluzea J, Lertxundi N, Ballester F, Llop S, Haddad S, Sunyer J, Vrijheid M. Evaluating the neurotoxic effects of lactational exposure to persistent organic pollutants (POPs) in Spanish children. Neurotoxicology. 2013 Jan;34:9-15. doi: 10.1016/j.neuro.2012.10.006.


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info@calcosf.com
Calco Commercial Services
Client Requirements
Category: san francisco warehouse (13)
National CRE New: New List of Federal Government Surplus Properties on Sell-Off List
Source: CoStar News
By: Lou Hirsh
A new list of the federal government's surplus properties targeted for disposal includes what brokers say is real estate that's expected to be in high demand by developers of offices and housing in some posh West Coast locales where land is tight.
What's more, the decades-old properties — most of them underused offices — could be revamped for new uses, ranging from distribution centers to high-end apartments, retail and other mixed-use combinations that could bring new life to the areas, brokers and analysts say.
On the list, which contains 12 underutilized properties nationwide that could bring in more than $750 million, is real estate in areas where development and business have been growing from Seattle to Silicon Valley. It includes an entire city block just three miles from Facebook's headquarters in Menlo Park, California, that could soon be for sale.
"The Menlo Park property is located in one of the country's strongest markets for tenant demand," said Jesse Gundersheim, CoStar Group's director of market analytics in the San Francisco Bay Area. "Sales activity in Silicon Valley and San Francisco is robust, and cap rates remain at historic lows which is indicative of strong investment interest."
The surplus property list put forward last month by a federal advisory panel stems from a bipartisan 2016 law requiring the Office of Management and Budget and General Services Administration to identify opportunities for the federal government to reduce its inventory of nonmilitary properties. The list is just the first round of potential sell-offs, with more rounds of recommendations expected in coming months, as the government looks to consolidate locations, maximize property values and revenue and trim down a real estate portfolio that includes roughly 77,000 underutilized properties.
Some that aren't in their city's downtown or prime office district could face the bulldozer, as developers put the land underneath them to more suitable uses demanded by the market, such as apartments and single-family homes — provided their projects get the blessing of local governments.
Take for instance the property at 1352 Lighthouse Ave. in coastal Pacific Grove, on the northern tip of central California's Monterey Peninsula. The property, that CoStar data says was built in 1952 and spans 11,220 square feet on 4.4 acres, is a Department of Commerce fisheries science center.
Located just 5 miles north of the famed Pebble Beach Golf Course overlooking the Pacific Ocean, that federal facility sits in a city where the median home value is $902,528 and the median monthly apartment rent is $3,300, according to data firm Zillow.
"That location could be very sought-after for high-end housing," said Cale Miller, senior vice president in the San Francisco office of commercial brokerage Hughes Marino, noting the neighborhood currently hosting the fisheries center is generally not known for offices or other heavy commercial uses.
The same generally goes for the 1 million-square-foot Chet Holifield Federal Building, built in 1971 at 24000 Avila Rd., about 8 miles from the Pacific Ocean in coastal Laguna Niguel. That city, in Southern California's Orange County, has a median home value of $844,539 and median rent of $3,300, both well above regional averages.
Miller said housing or other mixed-use elements serving that neighborhood — rather than offices — would probably see the most practical demand going forward.
Coveted Silicon Valley
At the other end of the spectrum, brokers are expecting the listed property in Silicon Valley's Menlo Park to see the greatest future demand on the office side. Washington, D.C., attorney David Winstead, who serves on the federal building advisory board, recently told CoStar News that the city block surrounding the Menlo Park Complex at 345 Middlefield Road "could be worth hundreds of millions of dollars."
With multiple major tech firms expanding their office footprints in the supply-constrained region, the location is a major draw. The Menlo Park federal complex, housing the operations of the U.S. Geological Survey among other tenants and spanning just more than 140,000 square feet, is 3 miles south of Facebook's global headquarters and even closer to local office strongholds of companies such as Apple and Hewlett Packard.
"Menlo Park has been ground zero for tech expansion," said Eric Luhrs, regional president in the San Jose office of brokerage Kidder Mathews. "That's still a very strong market, and that's a great location as well."
Luhrs said he's expecting the Menlo Park location to garner serious interest from multiple developers and future tenants, including the venture and financial firms that have thrived in Silicon Valley. It could also attract smaller nontechnology firms that have found it tough to find new space as the major tech giants, including Facebook and Google, have expanded throughout the region.
Gundersheim noted that, based on its size, more than a million square feet on a 100-acre lot, the Laguna Nigel property could prove more valuable on a pure sales-price basis than the Menlo Park site. However, the Menlo location could represent a rare investment opportunity slightly east of that city's most active section, the downtown area where most developers are now focused on revitalization.
In Menlo and other office locations, Luhrs said changeovers to commercial uses will depend on how the government chooses to transition out of them — for instance, whether the GSA sells buildings and immediately clears out the agencies that occupy them or chooses to stay in them for a period under leaseback arrangements with the buyer.
In the Seattle area, where older federal buildings on the list are not located in what are currently deemed the hot office markets, other types of nonresidential buyers and tenants could still find strategic uses for the properties.
That includes the property currently known as the Federal Archives and Records Center, operated by the National Archives and Records Administration at 6125 Sand Point Way NE. The warehouse and office building was completed in 1945, spanning 184,251 square feet on 10 acres.
Owen Rice, executive vice president in Hughes Marino's Seattle office, noted the area that grew up around that Seattle facility over the decades is primarily a residential neighborhood, known as Hawthorne Hills.
"That area has not really been a big hub for commercial offices in terms of demand," Rice said. "It's also a very constrained market in terms of supply."
Alternate Seattle Scenarios
He said possible future nonresidential users of that government complex could include those in the fast-expanding healthcare industry. For instance, Seattle Children's Hospital has existing operations next door to the Sand Point Way property and is known locally to be scouting sites for future expansion.
Rice said another vintage property on the federal list in Washington state, a government complex at 400 15th St. SW in Auburn, is located in an area just north of Tacoma that has become a popular regional hub for mostly small to mid-size industrial developers and tenants.
He said the 119,000-square-foot property, built in 1950 and last renovated in 2006, has good access to area ports and freeways but is in an area of the Kent Valley that has so far not become a hotbed for office expansion by major tech giants such as Amazon. The e-commerce giant has been expanding its corporate hometown operations primarily in and near downtown Seattle.
It could take several office tenants to fill up the space at the Auburn facility, based on the size of companies that are currently predominant in that area, leaving the possibility for industrial and other uses of the property if it is sold off by the government.
"It really depends on what the zoning would allow and what the developer would want to do with it," Rice said. "It's hard to imagine that someone would want to tear down a building that was just renovated in 2006, but that's a possibility."
Miller said other factors to watch include how fast the properties get sold off by the government and whether officials decide to sell them as one or two large portfolios, or instead choose to shed some individually in one-off deals.
In several locations, the government could get more for the properties by selling them separately, but finalizing several separate deals could also take longer to dispose of the assets and garner the revenue that the government is seeking.
"They're going to be incentivized to sell these in a relatively short time frame, if they're looking to capitalize while the market is still at its current peak," Miller said.
Because some of the federal properties are older and not in neighborhoods deemed the hottest for offices, brokers said their future owners will probably require substantial financial resources to weather long transition periods in which the properties are being approved for significant renovations or repurposing.
That's a potentially time-consuming prospect in states such as California, where projects must clear numerous environmental and other hurdles, especially in coastal locations.
"It's going to take patient money, from experienced developers who are able to afford the carrying costs for a project that might take five years to approve," Miller said.
These are the Western U.S. properties on the national list of locations recently targeted for potential sell-off by the GSA:
Sacramento Job Corps Center, excess land sale only, 3100 Meadowview Road, Sacramento, California, Department of Labor.
Southwest Fisheries Science Center, 1352 Lighthouse Ave., Pacific Grove, California, Department of Commerce.
Veterans Affairs Denver Medical Center, partial sale, 1055 Clermont St., Denver
Auburn Complex, 400 15th St. SW, Auburn, Washington, GSA.
Menlo Park Complex, 345 Middlefield Road, Menlo Park, California, GSA.
Chet Holifield Federal Building, 24000 Avila Road, Laguna Niguel, California, GSA.
WestEd Office Building, 4665 Lampson Ave., Los Alamitos, California, Department of Education.
Federal Archives and Records Center, 6125 Sand Point Way NE, Seattle, National Archives and Records Administration.
Link to article: Government Surplus Properties
Q2 2019: Industrial Market Summary – San Francisco & Peninsula
The reported industrial vacancy rates in San Francisco and surrounding Peninsula areas increased slightly to 3.8% at the end of Q2 2019 (up from 3.6% in Q1 2019). However, the Bayshore Corridor of San Francisco witnessed yet another decrease in vacancy to a sub 1% rate of .9% (down from 2.5% in Q1 2019). The San Francisco/Peninsula market reported a delivery of 233,576+/- square feet of new construction, and 741,368 square feet in construction starts, primarily in South San Francisco. The largest project currently underway is a flex R&D/biotech project in the South SF/East of 101 Freeway submarket totaling 512,000 square feet. The industrial core of San Francisco (Bayshore / Potrero Hill / Dogpatch) reported 56,100 square feet of product under construction, with zero deliveries, or construction starts specific to the Bayshore Corridor.
Q2 2019 ended with averaged over-all asking rents (industrial and flex) down from $2.49 per square foot to $2.30 per square foot, representing an 8% decrease over the previous quarter. Comparatively, current average US industrial asking rents are reported as $.71 per square foot (remained static from Q1 2019). Asking rents specific to warehouse product increased from $1.88 psf in Q1 2019 to $2.04 at the end Q2 2019. Quoted daily warehouse asking rents for the Bayshore Corridor as of June 30, 2019 remained static at $2.04 per square foot. Year-over-year market rents have grown by 4.8% for the San Francisco/Peninsula industrial/flex market.
Q2 2019 Industrial sale transactions are up from Q1 2019 with $308M in sales volume averaging $328.61 per square foot compared to $274M in sales averaging $323.46 per square foot in Q1 2019. CAP rates averaged 4.90% in Q2 2019, representing a minimal increase over Q1 2019 CAP rates of 4.85%. National CAP rates averaged 6.7% in both Q1 2019 and Q2 2019.
Calco Commercial has leased and sold 918,760+/- square feet of industrial, flex, office and land in 2019 comprising 43 transactions, with 510,590+/- square feet and 19 transactions in Q2 alone. Following are the notable Q2 2019 transactions: 1500 Tennessee Street-1475 Indiana Street, San Francisco (120,000 +/- sf – industrial portfolio/sale), 202 Littlefield Avenue, South San Francisco (63,700+/- sf industrial lease), 330 8th Street, San Francisco (22,500/- sf commercial/lease), and 30 Tanforan Avenue, South San Francisco (215,539+/- sf warehouse & land/lease). Calco Commercial is a leading industrial & commercial real estate firm with decades of experience in Landlord /Owner representation, and repositioning assets into net leased properties with in-place income streams. Let us help make the most of your real estate properties and investments.
If you would like to discuss your real estate options, or would simply like more information related to current market conditions, please call our office a 415.970.0000, or directly contact one of our professionals.
Click here for the full report: Q2 2019 Industrial Market Report – San Francisco & Peninsula
Calco News: Scott Mason Sells Prestigious Potrero Hill Industrial Properties
Scott Mason of Calco Commercial has represented a multi-property sale in Potrero Hill including: 1400-1496 Minnesota Street, 1475 Indiana Street, 1050-1090 26th Street, 1501-1599 Tennessee Street, 2930-2990 3rd Street & 826 26th Street. Comprised of nearly two city blocks, and multiple units totaling 120,000+/- square feet, the properties recently sold for $47,750,000.
The subject properties are situated in a very desirable Potrero Hill/Dogpatch location near the 3rd Street corridor light-rail, I-280, restaurants, cafes and other specialty retail exclusive to San Francisco. The buildings include highly functional industrial units with high ceilings, concrete construction, dock-high and drive-in loading capabilities. The portfolio had been held by BIC Bisco for 45+ years, and was acquired by Terreno Realty Corporation.
Click here for the Sale Profile: 1400 Minnesota – 1501 Tennessee SOLD
Q1 2019 Industrial Market Report – San Francisco & Peninsula
The reported industrial vacancy rates in San Francisco and surrounding Peninsula areas increased to 3.6% at the end of Q1 2019 (up from 3.3% in Q4 2018). Demand for warehouse space specific to the Bayshore Corridor of San Francisco continues to outpace supply as referenced by the critically low vacancy rate of 2.5% (down from 2.9% in Q4 2018). Few new industrial properties have been constructed in San Francisco proper in the last decade, with zero new deliveries in Q1 2019. South San Francisco & the Peninsula has a reported 2+ million square feet of mostly R&D and biotech product currently under construction, with 460,000+/- square feet slated for delivery in Q2 2019.
Q1 2019 ended with over-all asking rents (industrial and flex) up from $2.45 per square foot to $2.49 square foot, representing a 2% increase over the previous quarter. Comparatively, current average US industrial asking rents are reported as $.71 per square foot. Asking rents specific to warehouse product increased from $1.87 psf in Q4 2018 to $1.88 at the end Q1 2019. Quoted daily warehouse asking rents for the Bayshore Corridor as of March 31, 2019 are reported as $2.04 per square foot, up from $1.94 psf as of December 31, 2018. Year-over-year asking rents are up 21.5% from Q1 2018 ($2.05 psf).
Q1 2019 Industrial sale transactions are up slightly from Q4 2018 with $274M in sales volume averaging $323.46 per square foot compared to $225M in sales averaging $313.00 per square foot in Q4 2018. CAP rates averaged 4.85% in Q1 2019, representing a decrease over Q4 2018 CAP rates of 4.875%. National CAP rates averaged 6.7% in both Q4 2018 and Q1 2019, respectively.
Calco Commercial has leased and sold 408,170+/- square feet of industrial, flex, office and land in Q1 2019 comprising 24 transactions. Following are the notable Q1 2019 transactions: 2070 Newcomb Avenue, San Francisco (20,000 +/- sf – industrial/sale), 2600 Geneva Avenue, Daly City (12,000+/- sf – warehouse & 307,000+/- sf land/lease), 245-247 Utah Avenue, S. San Francisco (17,263/- sf warehouse/lease), and 615 Bayshore Boulevard, San Francisco (10,200+/- sf warehouse/lease). Calco Commercial is a leading industrial & commercial real estate firm with decades of experience in Landlord /Owner representation, and re-positioning assets into net leased properties with in-place income streams. Let us help make the most of your real estate properties and investments.
Click here for the full Q1 Market Report 2019: Q1 2019 Industrial Market Report
CRE NEWS: Accelerating Rents for Smaller Warehouse Developments Nationwide
By: Diana Bell
Prologis, the country's largest owner of industrial real estate, is raising its projected earnings for the coming year by more than 2% as it pursues further rent increases and seeks to capitalize on a preference for smaller warehouse developments.
The real estate investment trust, headquartered in San Francisco, said rent growth will be about 4% globally, principally driven by the United States, though Europe is expected to outperform later in the year, Chief Financial Officer Thomas Olinger said Tuesday on a conference call with analysts discussing first-quarter financial results.
Prologis plans to spend $2 billion on starting development and $600 million on acquisitions but seeks to reduce its ownership in open-ended European funds from 28 percent to 24 percent to accommodate "partners and bring ownership in line" with a long-term target of 15% on the continent, Olinger said.
The REIT signaled a focus on smaller-sized warehouse space, with only about 25% of its portfolio comprising big-box regional facilities over 250,000 square feet. About two-thirds are less than 250,000 square feet.
"We are seeing higher rent change on roll under 250,000 square feet versus bigger box, and that spread is accelerating. We are well-positioned to capture that opportunity," said Olinger.
Chairman Hamid Moghadam doesn't see weakness in large space demand but said "there are some markets on the periphery like outlying corridors of Chicago where there are a lot of big buildings and market rent is softer now until those buildings get absorbed."
The executives declined to name locations Prologis is considering, but Moghadam said the REIT is staying out of overdeveloped markets.
"The big boxes got their growth early in the recovery cycle. They are up significantly on 40% to 50% in the past four to five years. Now they are taking a back seat to the medium and smaller spaces," he said.
The REIT's strategy this year will be to push rents up. "Don't be surprised if you see occupancy be a little lower throughout the year," said Olinger. "We are going to make the right long-term decision, which is going to be pushing rents and extending term." Prologis expects to end the year with an uptick in occupancy to 97.5%.
As the first developer to build a multistory warehouse in the United States, Prologis has faced headwinds with leasing the three-story, 589,000-square-foot Seattle building known as Prologis Georgetown Crossroads, where it is asking for rents in the range of $1.30 to over $2 a square foot.
Of the Seattle property, Olinger said, "We have done a 100,000-square-foot lease in this asset, and one lesson we've learned about this is there is a process that we have to go through with customers. It is a new product in a new location. We need to get a premium and we think we'll get that premium, but deal gestation periods are long and they will continue to be long until customers are basically more accustomed to this product."
The REIT said it will pursue opportunities with Seattle-based online retailer Amazon, its largest customer.
"Broadly we are seeing customers like Amazon and other customers focused on e-commerce with some network rollouts involve a combination of large buildings and a series of higher number of smaller buildings that are located close-in to larger population centers, all of which fit really well for our portfolio," said Olinger.
Moghadam noted the smaller-footprint buildings these types of tenants are favoring offer more options in terms of parcel size and have higher clear heights with more mezzanine floors, which effectively increases space utilization.
Of the 772 million square feet Prologis had within its portfolio as of March 31, 59% was U.S.-based and is expected to generate 77% of the REIT's net operating income for the year. Prologis has about $97 billion in assets under management.
Some of the largest shippers and household-name companies lease from Prologis, with Amazon in first place contributing to 3.6% of its net effective rent. Amazon leases about 20.7 million square feet. Shippers DHL, UPS and FedEx, retailer Home Depot and automaker BMW all rank within Prologis' top 10 largest customers. Retail giant Walmart is in 11th place with 4.4 million square feet. And the U.S. government ranks 19th, with just over 1 million square feet.
This year, Prologis expects to complete just under 12.4 million square feet of development activity for properties it will fully own and manage spending $1.1 billion to do so. Roughly half of that development is planned for the Western United States. For 2020 and beyond, so far it has docketed 1.6 million square feet in development solely in the West.
Of the $239 million Prologis spent on development starts globally in the first quarter, just 41.2% is build-to-suit, showing a bulk of speculative industrial work.
Despite recording a decline in net earnings in the first quarter, the REIT saw rental revenues jump year-over-year to $696.8 million compared to $555.9 million. Occupancy was roughly flat at 96.8%, but Prologis leased 43 million square feet in the first quarter, compared to 33 million the in the same quarter a year ago.
The results follow what Moghadam called Prologis' "strongest year ever" in 2018. The REIT embarked on $3.1 billion in new developments globally totaling 36 million square feet. The year also saw Prologis sell off an 86-property portfolio to MapleTree and acquire Denver-based industrial REIT DCT Industrial.
Link to article: Prologis Sees Opportunity in Smaller Warehouse Footprints
National CRE News: Opportunity Zone Funds Primed to Spike in 2019
Related Companies, one of the largest developers in New York City and a significant builder nationally, established an opportunity zone fund targeting $250 million in investments to become the latest investor to take advantage of the program designed to spark development.
The move signals that interest keeps growing among investors to stream capital toward opportunity zones, which are federally mandated swaths of land in economically depressed areas that carry tax breaks for commercial real estate investors.
"Nationally there has been a spike in investor interest and activity for opportunity zone properties," said Darin Mellot, head of research for the Americas at commercial brokerage firm CBRE. "There is really nothing I am questioned about more, except when is the next recession."
Related declined to comment to CoStar News with further information explaining the investment goals of the new fund, reported in a Securities and Exchange Commission filing last week, such as which markets it is targeting.
Related is not the only big name in commercial real estate to launch a fund under the federal Opportunity Zone program. Normandy Real Estate Partners has a $250 million fund, Starwood Capital and RXR Realty have each launched $500 million funds, and CIM Group has a $5 billion fund.
Created by Congress in 2017 as part of the Tax Cuts and Jobs Act, the Opportunity Zone program encourages investments of at least five years in order to defer portions of capital gains taxes. For example, an investment of $10 million would, if sold after five years, be taxed on just $9 million. After seven years, the taxable amount would be $8.5 million. If held for at least 10 years and sold, gains would become tax-free.
"Opportunity zones are a generational type of incentive, not just for New York City but across the country. There are real advantages to be reaped with the program, and it's no surprise that multiple institutional groups are rolling out funds. The investor pool for this strategy has expanded significantly," said Victor Sozio, executive vice president in the investment sales group at commercial real estate services firm Ariel Property Advisors.
Of the 258 opportunity zone funds tracked by CoStar News, just over 33 percent plan to raise at least $100 million, and about 14 percent are targeting at least $250 million. Roughly 22 percent of the funds could be traced back to investors in New York and New Jersey, based on zip code. The 22 percent concentration combining New York and New Jersey outstrips the next-largest clusters of investors. About 8 percent of funds tracked hail from California, followed by 6 percent from Virginia.
New York state has a significant number of census tracts designated as opportunity zones, with 514. By comparison, California, a state three times the size of New York, has 879. There are 8,700 Opportunity Zones identified across the country.
New York City Investment
"In New York City, we've already seen increased activity in contract signings due to properties located in Opportunity Zones," said Sozio, adding that his firm's assignments under contract achieved 10 percent to 30 percent more in asking price because of stiff competition for Opportunity Zone investments.
But because of the cost to develop within New York City, neighborhoods in northern Manhattan and the Bronx are attracting a bulk of activity.
"The program is designed to incentivize development in depressed areas, but in New York City many of the areas that have been designated as Opportunity Zones are in areas that are already emerging markets, such as Mott Haven in the Bronx and Harlem, Washington Heights and Inwood in northern Manhattan," Sozio said. "Inwood, for example, is benefiting from a double whammy of investor interest. It has been rezoned to allow more density and it is located in an Opportunity Zone. It is a neighborhood in Manhattan where pricing is still conducive to build rental buildings, and investors can also benefit from the Opportunity Zone structure. Inwood is a bit more attractive because you can buy land at $130 to $140 per buildable square foot."
Manhattan has an Opportunity Zone in Hell's Kitchen and one on the Lower East Side, but these areas below 96th Street prove challenging because their development sites have been trading based on condominium executions, noted Sozio.
"The program is not designed for a condominium developer because they don't typically hold for 10 years. How do you secure a site that makes sense for a rental play in Manhattan? It is difficult because of pricing," he said. "For parcels, you need to buy at $300 per buildable square foot in the Lower East Side to make it work … and sellers won't sell because that is below market pricing. Those parcels are trading at $500 per buildable square foot."
James Nelson, head of tri-state investment sales at commercial real estate services firm Avison Young, has predicted that 2019 will experience a 20 percent uptick in sales of development sites within the five boroughs of New York City because of opportunity zones.
"The investment possibilities that opportunity zones can provide in New York and around the country are huge to real estate and non-real estate investors. For real estate investors it is clear and intuitive. They look at the deal and invest. But for investors with non-real estate capital gains that cannot use a deferral program like 1031 exchanges, opportunity zones provide a great new avenue to accomplish a similar deferral with the possibility of back-end appreciation that they would not otherwise have," explained Adam Sanders, an attorney specializing in investment transactions at law firm Rosenberg & Estis and its resident expert in opportunity zones.
Time Sensitivity
According to a 2019 real estate investment survey released by global business law firm Seyfarth Shaw, 32 percent of respondents said they will take advantage of the federal Opportunity Zone program as either an investor or a sponsor in 2019. Of that group, one-third are doing so to tap a new source of capital and a quarter are doing so to defer current taxable gains.
"Nationally the market is over a trillion dollars between capital gains of households and corporations, so there is significant capital moving into investment vehicles to take advantage of the capital gains savings," said real estate adviser Greg Kraut, a managing partner of New York-based investment firm K Property Group and the CEO of bipartisan think tank Economic Policy Project.
One important caveat to opportunity zones is that they are time-sensitive. On December 31, 2026, a lump sum of taxes owed, based on hold times, are due.
"The tax benefits are time-sensitive, tax obligations are reduced more the longer you hold. You can only defer taxes for the period of time until 2026," said Mellot. "Keep in mind that the IRS looks at two sets of gains, the original gain and the gain from the investment in the opportunity zone itself. There is no preferential tax treatment on the gain from the investment itself if you hold for 0-9 years."
Facing an ever-dwindling timeline, the rush to invest nationally is being played out via pricing premiums on property trades.
"We are aware of some premiums being for paid for properties in opportunity zones, with some data showing a 5-percent to 10-percent premium on trades in select zones," Mellot said of select zones nationally, but added he could not say for sure that finding is uniform.
But there is some uncertainty on key aspects of the Opportunity Zone framework, for which investors are still waiting on further guidance from the government. One significant area that has not been clarified is the federal government's stance on refinancing an opportunity zone property. That would enable investors to recoup a bit of capital and would make it easier for smaller investors to play in the space.
"Certain ambiguities regarding technical details, such as whether that can be a distribution of proceeds during the hold period. If you can't refinance and distribute proceeds during the hold, that doesn't make much sense for investors. It especially puts smaller developers at a distinct disadvantage, because they don't have the capital depth and scale to hold for a decade [compared to larger institutional investors.] Large funds have sufficient liquidity and scale to weather that," noted Sozio.
A seminar scheduled for January to work out these kinks was canceled because of the government shutdown and investors are expecting additional guidance in the coming months.
One issue to watch, according to Kraut, is whether opportunity zones are artificially creating demand by forcing investment. Sanders said that the more complicated a transaction or development play, the more concern investors are showing until more guidance is released.
"For example, in New York City, a good amount of development is done on ground leases. Currently, New York views long term ground leases as real property but the IRS still has not confirmed that. This is holding up development on ground leases that want to utilize the OZ Program for investors," he said.
Asked his perspective on pros and cons of opportunity zones, Sanders said, "Pros are that the Opportunity Zone program will provide an additional benefit for investors on deals that they were going to invest in already and potentially draw investors to deals for developments that are just on the edge of being viable. Cons are that some developers and investors are going forward without proper ongoing legal and accounting guidance."
In light of the uncertainty, investors would be wise to step back from the fervor and scrutinize the merits of the investment strategy for a property or land parcel.
"Governors can designate up to 25 percent of their census tracts as opportunity zones, so there is a large volume of zones, but you still need to have an investment strategy. Sound investment principles still apply. Not all zones will make sense for investment. The OZ deals must have a market reason to make sense," said Mellot.
"Investors should be cautious in these funds to make sure the underlying investment is viable, not just jump into it because it is located in an opportunity zone," Sozio noted.
Link to article: Opportunity Zone
Q4 2018 Market Report
Calco Commercial has leased and sold 1,112,761+/- square feet of industrial, flex, office and land in 2018 comprising 66 transactions, with 20 transactions totalling 409,070+/- square feet in Q4 alone. Following are the notable Q4 2018 transactions: 30 Tanforan Avenue, S. San Francisco (215,539 +/- sf – industrial/lot lease), 695 Minnesota Street, San Franicsco (25,000+/- sf – warehouse/lease), 350 Harbor Way, S. San Francisco (24,600+/- sf warehouse/sublease), and 301 Toland Street, San Francisco (36,000+/- sf warehouse/lease). Calco Commercial is a leading industrial & commercial real estate firm with decades of experience in Landlord /Owner representation, and repositioning assets into net leased properties with in-place income streams. Let us help make the most of your real estate properties and investments.
Click here for the full Q4 San Francisco/Peninsula Industrial Market Report:
Q4 2018 San Francisco Industrial Market ReportDownload
Calco Commercial News: 260 Shipley Street & 969 Folsom Street – SOLD
Calco Commercial has recently sold both the 260 Shipley Street & 969 Folsom Street buildings. 260 Shipley Street is a two-story 3,750+/- square foot commercial building located in the SOMA with second floor office & ground floor warehouse. The property features skylights, private conference room, and a kitchenette in the office area and a drive-in roll-up entry for the warehouse.
969 Folsom Street is a 8,150+/- square foot commercial building located next door to 260 Shipley Street in the SOMA. 969 Folsom Street features 7,300+/- square feet of warehouse area with one drive-in loading door and 850+/- square feet of office with open and private areas and a kitchenette.
Calco Commercial specializes in the leasing and selling of commercial, office, industrial and NNN properties in and around San Francisco. If you have any questions about how to best re-position your asset in the Bay Area market, are a Tenant looking for space or have general market questions, call our office at 415.970.0000 and we can provide expert service.
National CRE News: New Federal Rules Exempt Some Commercial Properties from Appraisals
By: Randyl Drummer
Link: Commercial Appraisals
Office of the Comptroller of the Currency, Constitution Center, Washington, D.C.
A new federal rule doubling the threshold for commercial real estate deals requiring an independent appraisal will reduce the time, cost and regulatory burden associated with processing smaller real estate deals, banking and real estate analysts say.
The Federal Reserve Board, the Federal Deposit Insurance Corp. and the Office of the Comptroller of the Currency adopted new rules exempting commercial property sales of $500,000 or less from the appraisal requirement. Regulators originally proposed raising the minimum from the current $250,000 to $400,000 but bumped it up to $500,000 after determining the higher threshold posed "no material loss risk to financial institutions."
Under the new rule which used CoStar's comparable sales data and repeat-sale indices to track pricing changes and other sales metrics over time, financial institutions must still perform a property evaluation for deals of $500,000 and below, but do not have to engage an independent appraiser.
"Deregulation is a major theme of the Trump Administration and this updated regulation is a smart move," according to Justin Bakst, CoStar director of capital markets. "Moving the [sale] threshold up to $500,000 creates very little additional risk to the system," he added.
Comps Data Used to Track Smaller Deals
In determining the level of increase, the agencies considered the change in prices for commercial properties measured by the Federal Reserve's Commercial Real Estate Price Index (CRE Index). Since 2012, the CRE Index has been compiled using data from the CoStar Commercial Repeat Sale Index (CCRSI) as one of its data sources.
"The agencies examined data reported on the call report and data from the CoStar Comps database to estimate the volume of commercial real estate transactions covered by the existing threshold and increased thresholds," according to the final rule.
Bakst said the agencies determined the small transactions affected by the new threshold, while large in number, did not create the type of leverage and risk that contributed to the last financial crisis. Banks have healthier capital ratios today and commercial real estate leverage has largely remained well under control, he added.
Banks can perform acceptable loan evaluations in house using sources of comparable sales data like CoStar, Bakst added.
"Although the property sales total affected by this rule change is a drop in the bucket compared with overall commercial property volume, the cost savings are noteworthy," Bakst said. "For example, if we estimate appraisal costs at between $2,000 and $4,000 per transaction, this represents an aggregate savings of $300 million to $600 million."
Banking regulators carved out an exception for construction loans on one- to four-family residential properties, which will no longer be included in the same category as commercial property loans to avoid potential confusion with single-family permanent financing and as an added consumer protection for home buyers. The sale threshold for appraisals on those properties will remain unchanged at $250,000.
Lower Threshold Was a 1990s Relic
Financial industry analysts who commented on the rule change said that the previous commercial transaction threshold had not kept pace with the price appreciation of commercial property.
For example, the average price of a property valued at $250,000 when regulators set the previous minimum threshold 24 years ago in 1994 has now more than tripled to $760,000. Raising the threshold to $500,000 provides a recession-resistant buffer, Bakst said.
Under the new $500,000 threshold, 31.9 percent of property sales in the CoStar database would be exempt from the appraisal requirement. In terms of dollar volume, however, the properties now exempt from appraisals comprise just 1.8% of the overall dollar volume of loans in the CoStar database.
Before the final rule was approved, there were 13 different categories of loan transactions that qualified for exemption from the appraisal requirement, including a general exemption for all real estate-related transactions with a value of $250,000 or less. The new rule adds a 14th exemption for "commercial real estate transactions" not secured by a single 1-to-4 family residential property.
"For commercial real estate transactions exempted from the appraisal requirement as a result of the revised threshold, regulated institutions must obtain an evaluation of the real property collateral that is consistent with safe and sound banking practices," the new rule states.
Are Small Loans Risky for Small Banks?
Some critics, namely appraisers, take issue with the agency findings. James L. Murrett, president of the Chicago-based Appraisal Institute trade association representing nearly 19,000 appraisal professionals in about 60 countries, said raising the threshold is "confounding" given concerns expressed by the same agencies about commercial property pricing and loan risk management.
The OCC and Fed have warned that rapidly appreciating property prices in some commercial property segments and rising concentrations of commercial property loans, particularly among smaller banks with $1 billion to $10 billion in assets, could heighten risk to the nation's banking system.
"Without a doubt, the final rule increases risk to the commercial real estate lending system," Murrett said. "Seen through the lens of loosening regulations, the final rule may make sense. But from a safety and soundness perspective, the final rule raises significant concerns."
Murrett said that an increase in property evaluations without appraisers will likely cause a return to the conditions during the run-up to the financial crisis, when "appraisal and risk management were thrust aside to make more, not better, loans."
Smaller institutions, which are less likely to maintain appraisal departments, are more likely to be susceptible to breakdowns in appraisal independence with fewer controls in place, he added.
Murrett said the decision increases the importance of modernizing the regulatory structure governing appraisals, including positioning appraisers to better offer evaluation services.
"Appraisers need to be nimbler in today's marketplace – not only to compete, but to help maintain safety and soundness of the real estate financial system."
Big Shops Don't Play in Small Loan Pools
Appraisal operations in the largest commercial real estate services companies likely won't be affected by the rule change since , their main business is more sophisticated and generally involves providing so-called broker opinions of value for complex property assets priced above $500,000, said John Busi, president of the valuation and advisory group at Newmark Knight Frank.
The appraisal world is getting faster and cheaper and this change creates efficiency for the banking regulators to be a little more nimble and relax some of the standards put in place after the financial crisis," Busi said.
"Of course appraisers are going to be upset by it because many have had business on commercial property under $500,000," said Busi. But he added that smaller appraisal shops should be nimble enough to adapt and bring in work without suffering a large decline in fees.
"We view the recent increases in thresholds for appraisal requirements as an opportunity for lenders, borrowers, and appraisers," added Chris Roach, CEO with BBG, one of the nation's largest pure-play valuation and appraisal companies with 27 U.S. offices.
Roach said BBG's valuation specialists have evolved from a traditional appraisal practice to a more diverse valuation practice for a variety of clients.
"We stand by our high-quality valuation products, no matter the size of the loan," Roach said. "But with these revised loan amount guidelines, we are well-positioned for growth in our evaluation product."
Calco Commercial Real Estate: Recent Lease Transactions
Calco Commercial Real Estate has recently leased the following warehouses and offices in the San Francisco marketplace:
540 Barnveld Avenue. This clearspan warehouse space has one (1) drive-in loading door and is 3,950+/- square feet of commercial space and is part of the Valhalla Real Estate Industrial Complex in San Francisco.
455 Barneveld. This 5,830+/- square foot clear span warehouse includes one (1) drive-in loading door and is located within the Valhalla Real Estate Industrial Complex in San Francisco.
3130 20th Street #175. This 3,326+/- square foot Central Mission creative space included private and open areas, ground floor location and on-site parking availability.
75 Industrial. This 22,000+/- square foot clearspan warehouse includes a real yard, two (2) drive-in loading doors, and a high identity corner location in the Bayshore Area of San Francisco.
360 Bayshore Boulevard. This 5,720+/- square foot clearspan warehouse includes one (1) large roll-up door, a small office and a central Bayshore Corridor location. Zoned PDR-1G with the Bayshore Home Improvement Designation, 360 Bayshore Boulevard also allows for retail uses.
2170 Cesar Chavez. This 12,500+/- square foot clearspan warehouse includes four (4) docks, one (1) drive-in loading door, a small office and a large exterior loading and parking area.
If you have any questions about our available properties, or the San Francisco or Peninsula commercial real estate markets, call our office at 415.970.0000.
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If you're contemplating filing a lawsuit, there are several things you need to consider, and it is not a decision to be made lightly. You should not file a lawsuit without seeking the advice of a Beverly Hills, California civil litigation attorney first.
When you contact a civil litigation lawyer in Beverly Hills, California, they'll be able to give you some extremely useful advice, especially in devising a strategy that maximizes your chances of winning your lawsuit. You'll probably also wonder how much this lawsuit is going to cost you, especially if you don't win. This largely depends on the attorney's fee structure. If the attorney charges an hourly rate, you will simply have to pay the lawyer for every hour they work. This can add up to a huge amount of money, very rapidly. If they charge on a contingency basis, you do not have to pay any attorney's fees unless you win, and payment comes in the form of the percentage of the judgment. However, if you lose, you might still be responsible for costs, such as court fees, which are incurred no matter what happens to the case.
Consultation with your attorney: Before you proceed with any legal action in Beverly Hills, California, you should seek the advice and counsel of a seasoned Beverly Hills, California attorney. He or she will be indispensable in helping you succeed in your lawsuit.
Drafting The Complaint: In Beverly Hills, California, the initial step to filing a lawsuit, once you've actually decided to do so (in consultation with your attorney), is writing a complaint. A complaint is simply a list of facts that you allege against the defendant. A court must look at these allegations and decide if they add up to a legitimate cause of action, assuming they're true. If they do not add up to a cause of action, the case may be dismissed. The complaint also normally ask the court to provide specific relief, should it rule in the plaintiff's favor.
Serving the Defendant: When you have determined that you want to file a lawsuit in Beverly Hills, California, and have drafted the complaint, your next important step is to file the complaint with the court, and serve it on the defendant. The defendant must be given at least several weeks' notice that they're being sued, and as much time to review the complaint. This is a matter of general fairness and due process, and allows the defendant to hire a lawyer and get to work on a defense. The law requires that the defendant be served in a few certain ways. The initial choice is to give it to them in person. This has to be done by a person who does not have any direct involvement in the lawsuit. If that isn't possible, the defendant can be served by giving the complaint to another adult member of their household; this is called substituted service.
Await Defendant's Response: In Beverly Hills, California, the law gives civil defendants a fairly long period of time (a month or two normally) to respond to a lawsuit against them. The most frequent response is either an answer (where they address the factual allegations against them, normally denying most or all of the allegations) or a motion to dismiss (where the contend that, even if everything alleged in the complaint is true, those facts would not establish liability). If the defendant does nothing, and fails to respond, they run the risk of having a default judgment entered against them. This normally means that the court automatically rules against them, treating the plaintiff as if they won the lawsuit. This gives the plaintiff a judgment against the defendant, which they can seek to collect using all legal means.
How Can A Beverly Hills, California Tort Lawyer Help?
The basic outline above does not come close to covering all the specifics involved in filing a lawsuit in Beverly Hills, California.
Thus, it is critical that you consult a qualified civil litigation attorney before you file any type of lawsuit in Beverly Hills, California.


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Blu-Ray Review: PULP
Posted on December 13, 2017 by geelw
Finally seeing PULP was a bit of a revelation for me. This tonally almost polar opposite of 1971's Get Carter brings together writer/director Mike Hodges, Michael Klinger and star Michael Caine in a pretty unusual black comedy/crime story, newly restored by Arrow Video with a few nice special features. You'll also get to see Mickey Rooney in his underwear (eek!), some fine supporting roles from Lionel Stander, Al Lettieri, and Nadia Cassini, with a too brief appearance by Lizabeth Scott in her final film role.
Caine plays Mickey King, a writer of pretty tawdry crime novels who gets the call to ghost write the life story of Rooney's pint-sized Preston Gilbert, a former movie star with organized crime connections that come back to bite him hard. With his cheap, bland corduroy suit and middle-aged dad body, King still gets by with the ladies and his writing is so terribly risqué even the male owner of the typing pool churning out his latest novel slips him his home number. Mickey is thrust into the film's events after he gets that Gilbert gig and things start falling apart as a few bodies fall before the credits roll.
The film's excellent use of King's voice over (which tells a very different story at times than the film does) shows Hodges' skill impeccable skill for comic timing in both his writing and directing. The simple act of getting a taxi ends up wrecking a few cars and property (no one can drive a straight line without hitting something), and during one sequence where a bumpy car ride to meet Gilbert is intentionally sped up, I found myself cracking up because it was a cheap effect that made perfect sense. Rooney's somewhat abrasively annoying character seems to have been modeled on George Raft, but Rooney looks more like a miniaturized, toupee-wearing Harvey Korman here.
Gilbert ends up getting bumped off in a somewhat inconvenient yet amusing manner and King suddenly finds himself playing detective to see if he can uncover the mystery of who the killer is. It's kind of easy to figure out if you pay attention, but half the fun here is hanging on to your seat as the film plays out as it turns out Gilbert's demise was more of a ripple in a much larger swamp. In one of the special features, Hodges notes he was inspired by a few crime and political scandals of the era, which ends up being somewhat funnier (but also not so funny) in this particular day and age.
(Thanks, ALIM ASV!)
The 2K transfer is pretty good overall, but there's a bit of grain happening in some scenes, or perhaps I need new glasses (which are arriving in a few days, by the way). While the score is by George Martin (yep, that one), Hodges tells the story of the time Mickey Rooney called him up in England from California at 3am (UK time) playing the piano and saying he had written a score for the film. My guess is Hodges didn't really appreciate that wake-up call and too-cheery voice on the other end of the line, but that's just a guess from the peanut gallery in my brain.
Still, you have to laugh with a film that slides in a quick reference to The Maltese Falcon pop out of nowhere near the ending complete with an actor who looks like Humphrey Bogart and another not quite looking like Peter Lorre other than in terms of height and hair color. That Bogey impersonator (Robert Sacchi) ends up getting some choice lines in at King's expense soon afterwards, which in turn leads to a coin toss of an ending that might leave you guessing a bit. Or not, as this is one of those films you'll like right from the get-go or dislike because you were expecting it to be something a bit more conventional. Me, I'm old and like quirky flicks such as this arriving to bust up a fairly awful month, so I was all in from the moment I pressed PLAY on that remote.
Score: B+ (85%)
Review copy provided by the publisher
This entry was posted in 2017, Commentary, DAF, Features, Humor, Updates and tagged Arrow Video, Blu-Ray DVD, BUY THIS FILM!, Comedy, Gifts, Holiday Gift Guide 2017, Movie Clips, Movie Reviews, Movie Trailers, MVD Entertainment Group, PULP, Reviews, YouTube by geelw. Bookmark the permalink.


I have a 2010 Cadillac STS and the service airbag indicator came on for a couple of days and now it will not start. Horn works so probably not the battery and it does not indicate "no fobs detected" so not the fob.
Mechanic's Assistant: Have you double-checked to make sure the positive and negative signs are lined up correctly?
Actually it could be the battery. Turn the headlights on and then try to start it, if they are very dim, your battery is low.
Ok, thanks. The green starter button lights up but there is absolutely no response when I push the button. When the lights are turned on, only one of the three lights in the headlamp turn on (the bottom one only but all tail lamps, etc are on) as I can't put it in gear.If it is the battery, should I put it on a charger and then take it to the dealer?
If you are going to try a charger, you must disconnect the battery. Most chargers produce low voltage AC along with the 13 volts DC and that AC current can cause trouble for your computer modules. Best to disconnect it and then charge, or use a jumper pack and then let the car charge it for a bit. You could take it to an independent repair facility also, but make sure they know how to register a new battery if it has to be replaced, the car must be reprogrammed for the new battery or it will improperly charge. Most decent shops have the ability and the scan tool to do that nowadays.
Thank you for your advice re: charging. I must either charge it or jump it as it is in the garage and would have to be towed to the repair shop. Would it be easier to just jump it and if so, any issues regarding the computer modules? Thanks!
Yes, avoid jumping with a car if possible. The reason jumper packs have become so popular is the manufacturers do not recommend jumping from another vehicle any more. Any voltage surge could damage a module, not a for sure, but you never know.
Hyundai Sonata: My 2013 2.0T Hyundai Sonata will not start.
2005 sts: possible and how can i resolve this problem.


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The Order of Things / The Rainbow & The Dragon
Spirituality Enlightenment Religion
World Enlightenment Index The Divine Languages American Star of Bethlehem Strange Signs In The Sky The Thick As A Brick People The American Living God In the Beginning Superman The Fledgling's Real Story Elvis Presley's Story of Life A Santa This Way Cometh The Highest Probability The Order of Things Mythology & Folklore Index Moon Signs Information Divine Languages in Flash A Divine Language of Music Section From: Bold As Love Complete Bold As Love Jethro Tull Thick As A Brick Jethro Tull Section One Hendrix Axis Bold As Love Who Invented The Trinity? Favorite Websites Page World Enlightenment Index
The Rainbow & The Dragon
The story below is printed word-for-word from "Geronimo's, Story of His Life." The book was dictated by Geronimo in the early 20th century and was a best selling novel. The first short chapter in this book covers Apache Mythos about "In the Beginning."
Examine this story from the modern viewpoint. As a story delivered in parable by otherworldly beings, to be understood when mankind had advanced far enough to decode it. Notice the first line, "In the beginning, the world was covered in darkness." Next take notice of the third paragraph, where it gives the critical key to understanding the story, "All creatures had the power of speech and were gifted with reason." This states that, in this story, the characters are all sentient beings. Read this story from the point of view of a spiritually advanced people conferring, to a child race, the story of a great conflict between good and evil that occurred a very long time ago and spanning through the long ages of galactic time.
A story where a 'dragon' is a reptilian race's great interstellar war machine, a 'mother' is a race of people who seed alien worlds with their human children, and a 'boy' is a race of man who only survived by remaining hidden in the underground cities of an alien world. A message from the past that serves 'both' as a warning and as an explanation of how and why Mankind may have been seeded here on this Earth. And of a battle that may need to be fought again.
In Navaho Mythology they say that people used rainbows as bridges and ladders. A word search for "rainbow" yielded 74 separate instances out of 128 documents in my Navaho Mythology section. I've marked every 'rainbow' instance in the Navaho Mythology section with a gold marker. There are several telling examples below. Also, Search: "Project Rainbow" "Philadelphia Experiment" To further support the reality of the Philadelphia Experiment, Search: "Hutchison Effect" Embedded
The Maiden Who Became A Bear
It was then that the people moved into the caves in the cliff walls. The Rainbow's strength was their strength. The people, in those days, used a rainbow for their ladder as well as for their bridge. They used it and it was not difficult for them to carry up their goods and to build houses in the caves. For a long time the people abandoned their homes on the floor of the canyon; but the bear woman followed them. She would dig up through the earth and kill them. After that they built their homes of rock in the caves.
The Great Gambler
There was a holy fly like insect called Dotso, whose face was white, and body hairy. One day this fly asked the boy: "Why don't you go to the home of your father?" Now this fly was all-wise and knew everything. And one day the Sun lowered the rainbow to where this young man stood. The youth stepped on the rainbow and was raised to the home of his father.
The Story of The Twin Brothers
When the boys stepped outside the hogan they stood side by side. Each had lifted his right foot to take a step. They stepped on the rainbow and were immediately on top of the mountain Chol'i'i where their mother had been found. The next step took them to Sis na'jin. Then they found themselves way, way to the east in a country that they did not know, a country of nothing but rolling sand.
The Third World
The people moved to different parts of the land. Some time passed; then First Woman became troubled by the monotony of life. She made a plan. She went to Atse'hashke, the Coyote called First Angry, and giving him the rainbow she said: "I have suffered greatly in the past. I have suffered from want of meat and corn and clothing. Many of my maidens have died. I have suffered many things. Take the rainbow and go to the place where the rivers cross. Bring me the two pretty children of Tqo holt sodi, the Water Buffalo, a boy and a girl.
The Two Boys And The Coming of The Horses
From that time the horses were given to men, but the rainbow and all the supernatural powers were taken from them by the Holy Ones. Also, the Holy Beings were not to be seen again by men. The medicine and the chants have been used and learned by those who wished to learn and use them. Those who discredit them and do not wish to use the medicines or learn the chants will have a difficult life. It is the belief that those who learn and use and care for these sacred things will not regret it. Their work will be made lighter for them.
As mankind approaches a higher technological capability, their risk of being exploited by otherworldly beings increases dramatically. They become more valuable because they can be exploited to provide materials or even whole technological systems, perhaps, for somebody else's intergalactic war machine. Don't take my word for it, I'm merely setting up the story. A story that is as old as mankind itself.
Geronimo's, Story of His Life
ORIGIN OF THE APACHE INDIAN
In the beginning the world was covered with darkness. There was no sun, no day. The perpetual night had no moon or stars.
There were, however, all manner of beasts and birds. Among the beasts were many hideous, nameless monsters, as well as dragons, lions, tigers, wolves, foxes, beavers, rabbits, squirrels, rats, mice, and all manner of creeping things such as lizards and serpents. Mankind could not prosper under such conditions, for the beasts and serpents destroyed all human offspring.
All creatures had the power of speech and were gifted with reason.
There were two tribes of creatures: the birds or the feathered tribe and the beasts. The former were organized wider - their chief, the eagle.
These tribes often held councils, and the birds wanted light admitted. This the beasts repeatedly refused to do. Finally the birds made war against the beasts.
The beasts were armed with clubs, but the eagle had taught his tribe to use bows and arrows. The serpents were so wise that they could not all be killed. One took refuge in a perpendicular cliff of a mountain in Arizona, and his eyes (changed into a brilliant stone) may be seen in that rock to this day. The bears, when killed, would each be changed into several other bears, so that the more bears the feathered tribe killed, the more there were. The dragon could not be killed, either, for he was covered with four coats of horny scales, and the arrows would not penetrate these. One of the most hideous, vile monsters (nameless) was proof against arrows, so the eagle flew high up in the air with a round, white stone, and let it fall on this monster's head, killing him instantly. This was such a good service that the stone was called sacred. They fought for many days, but at last the birds won the victory.
After this war was over, although some evil beasts remained, the birds were able to control the councils, and light was admitted, Then mankind could live and prosper. The eagle was chief in this good fight: therefore, his feathers were worn by man as emblems of wisdom, justice, and power.
Among the few human beings that were yet alive was a woman who had been blessed with many children, but these had always been destroyed by the beasts. If by any means she succeeded in eluding the others, the dragon, who was very wise and very evil, would come himself and eat her babes.
After many years a son of the rainstorm was born to her and she dug for him a deep cave. The entrance to this cave she closed and over the spot built a camp fire. This concealed the babe's hiding place and kept him warm. Every day she would remove the fire and descend into the cave, where the child's bed was, to nurse him; then she would return and rebuild the camp fire.
Frequently the dragon would come and question her, but she would say, I have no more children; you have eaten all of them.
When the child was larger he would not always stay in the cave, for he sometimes wanted to run and play. Once the dragon saw his tracks. Now this perplexed and enraged the old dragon, for he could not find the hiding place of the boy; but he said that he would destroy the mother if she did not reveal the child's hiding place. The poor mother was very much troubled; she could not give up her child, but she knew the power and cunning of the dragon, therefore she lived in constant fear.
Soon after this the boy said that he wished to go hunting. The mother would not give her consent. She told him of the dragon, the wolves, and serpents; but he said, Tomorrow I go.
At the boy's request his uncle (who was the only man then living) made a little bow and some arrows for him, and the two went hunting the next day. They trailed the deer far up the mountain and finally the boy killed a buck. His uncle showed him how to dress the deer and broil the meat. They broiled two hind quarters, one for the child and one for his uncle. When the meat was done they placed it on some bushes to cool. Just then the huge form of the dragon appeared. The child was not afraid, but his uncle was so dumb with fright that he did not speak or move.
The dragon took the boy's parcel of meat and went aside with it. He placed the meat on another bush and seated himself beside it. Then he said, This is the child I have been seeking. Boy, you are nice and fat, so when I have eaten this venison I shall eat you. The boy said, No, you shall not eat me, and you shall not eat that meat. So he walked over to where the dragon sat and he brought the meat back to his own seat. The dragon said, I like your courage, but you are foolish; what do you think you could do? Well, said the boy, I can do enough to protect myself, as you may find out. Then the dragon took the meat again, and then the boy retook it. Four times in all the dragon took the meat, and after the fourth time the boy replaced the meat he said, Dragon, will you fight me? The dragon said, Yes, in whatever way you like. The boy said, I will stand one hundred paces distant from you and you may have four shots at me with your bow and arrows, provided that you will then exchange places with me and give me four shots. Good, said the dragon. Stand up.
Then the dragon took his bow, which was made of a large pine tree. He took four arrows from his quiver; they were made of young pine tree saplings, and each arrow was twenty feet in length. He took deliberate aim, but just as the arrow left the bow the boy made a peculiar sound and leaped into the air. Immediately the arrow was shivered into a thousand splinters, and the boy was seen standing on the top of a bright rainbow over the spot where the dragon's aim had been directed. Soon the rainbow was gone and the boy was standing on the ground again. Four times this was repeated, then the boy said, Dragon, stand here: it is my time to shoot. The dragon said, All right, your little arrows cannot pierce my first coat of horn, and I have three other coats -- shoot away. The boy shot an arrow, striking the dragon just over the heart, and one coat of the great horny scales fell to the ground. The next shot another coat, and then another, and the dragon's heart was exposed. Then the dragon trembled, but could not move. Before the fourth arrow was shot the boy said, Uncle, you are dumb with fear; you have not moved; come here or the dragon will fall on you. His uncle ran toward him. Then he spent the fourth arrow with true aim, and it pierced the dragon's heart. With a tremendous roar the dragon rolled down the mountain side -- down four precipices into a canyon below.
Immediately storm clouds swept the mountains, lightning flashed, thunder rolled, and the rain poured. When the rainstorm had passed, far down in the canyon below, they could see fragments of the huge body of the dragon lying among the rocks, and the bones of this dragon may still be found there.
This boy's name was Apache. Usen (A most high God, Giver of Life) taught him how to prepare herbs for medicine, how to hunt, and how to fight. He was the first chief of the Indians and wore the eagle's feathers -- the sign of justice, wisdom, and power. To him and to his people, as they were created, Usen gave homes in the land of the West.
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Q: Erro al correr docker-compose Hola estoy tratando de instalar docker con lumen, postgres y nginx pero cuando trato de correr docker-compose me arroja lo siguiente

OSError: Can not read file in context: \?\C:\Users\PalixAdmin\Desktop\test-docker\src\vendor\bin\carbon

mi docker-compose.yml
version: "3.7"
services:
  php:
    build:
      context: .
    volumes:
      - ./src:/src
    ports:
      - 8000:8000

y mi dockerfile
FROM php:7.3-cli-buster
CMD php -S 0.0.0.0:8000 -t /src/public

redpajama_set_name: RedPajamaStackExchange


It's an odd scenario, many motorcycle racers use cycling to keep fit in the off-season, while for mountain bikers and downhill racers, it can work in the opposite way.
Known for his seemingly care-free antics both in and away from the races, the Propain Dirt Zelvy rider just loves being on two wheels, it's as simple as that.
You're a pro mountain bike rider, where did the whole motorbike side of things start for you?
To be honest, I got into mountain bikes first when I was real young and then motorbikes came around as soon as I was 16 and got a moped.
My mum didn't let me get something second hand, so she bought me this horrific Chinese thing. I tried to de-restrict it myself, cocked it up and it ended up costing a load of money.
Then I sold it back to the shop and bought myself an Aprilia RS125 and rode that solid for a couple of years.
Where do mountain bikes and motorbikes cross over for you?
Well, at the moment I've got a Husqvarna WR125 and I've also got a TTR. I like to get out on the WR for a bit of Enduro training, a bit like downhill. I do like a bit of motocross, but I'm not that confident on the massive jumps. The more I can get out on the WR and do the enduro stuff, that really helps coming across to mountain biking which is nice.
I've seen that quite a lot of pro riders use motocross as a way to train, is that something you do as well, or is it more of a fun thing? Do you use it as a release where you don't have the pressures of riding a mountain bike?
The motocross is a brilliant way to release but it's definitely training. If my bike's working, I like to get out on it two to three times a week if I can afford to and if it's possible, yeah definitely. I like to get out on the motocross bike, a good day out on the motocross bike has to be some of the best training you can do I think.
So, what's your mission when you go out riding? Is it solely training, or is it fun, or both?
Well, it's fun and it's training I guess. Smiles and training, you can't really complain.
[Laughs] I bought my Piaggio Zip off my mate Luke, and he put a 70cc kit in it. But he didn't quite work out that you had to re-jet it. And I was like "yeah don't worry, I'll be able to fix it", so I bought it and just put a bit of duct-tape over the air filter. And that worked sweet for about 6 months until I wanted to go faster and re-jetted it. My mate Lee down the garage helps with those bits. It cost me a hundred quid and it's got a 70 kit in it -flat out! Good looking scooter that one.
Do you give the Piaggio as much abuse as you can then?
I dunno, it was my commuter for getting around town but it's sorta been put to one side at the moment because it's a bit cold. I did a little video on it for Instagram and I broke the back-brake lever, so when you wheelie it now it's actually quite dangerous because the lever could just snap off in your hand, so I kinda need to fix it.
But I will get that fixed and that'll be back and ready for Fort William [Downhill World Cup round] and somewhere else this year I'm sure.
And what bikes have you got in your garage at the moment then?
Well, I haven't got a garage, which is a bit inconvenient – if there's anyone out there that wants to sort me out a garage that'd be lovely! We've got a few sheds in the garden, I've got my Husky, my TTR and my Piaggio. My dad's also got a Triton that he's been building for the last 30 years.
Yeah, 30 years. He's had this bike since before I was born and he's rebuilt most, or pretty much all of it on a lathe in the shed. It's quite a masterpiece, even like the little bits like the clutch lever tensioner started off as a lump of metal. He's made all sorts, new splines, you name it, he's made it like. It's nearly there, he's covered 25 miles on it now, but it needs a new gearbox so he's bought another gearbox and he's rebuilding that so it's coming together nicely.
So, there's a few little toys yeah. I've normally got a few more things, but at the moment it's just the scooter, the TTR and the Husky, my sister has a little 125 that she uses for commuting as well.
Have you ever done any motocross racing then, or has it always just been a fun thing for you?
I would love to get into motocross a little bit more, well, not so much motocross, but I'd love to do a few more Enduro days if I could get the time. I'd like to get a bigger enduro bike, maybe something like an XC250 or something and have a little go at some enduro races.
And do Propain mind you doing that? Motorbike racers are sometimes criticised for doing flat track or off-road riding, especially when they injure themselves and need time away from the circuit to recover. Does it work the other way around for you and are your sponsors alright with you doing it?
Yeah, I think the sponsors are happy like, if they see we're having fun and we're training I don't think they've got anything against that, it's all good.
...I think they all want to do it themselves as well.
I'd say we've got quite an interesting balance of keeping things fun and serious and things, which is nice.
Do you ride yourself do you James?
Yeah, I'm not that great though, I just try to avoid breaking my collarbone every time I go out.
Yeah, they're a bit disposable aren't they.
I tried to get my road licence at the start of the winter, but failed my theory didn't I.
Do you ride around on a CBT at the moment then?
Yeah, I've got a CBT, well actually I haven't even got a CBT if I'm completely honest, I just sort of ride around. I'm insured and that and have L-plates and stuff – they're covered in mud somewhere. Actually, I'm not sure, I might have a CBT, how long do they take to expire?
Yeah, I think I might still have one. That was the plan, to get my licence so I could get a bigger bike for off-road.
And that would be something like a 250 or something like that?
Yeah or I would be tempted with a road bike again, but that's pretty dangerous. On my old RS125 I used to take it to roundabouts and just session it for about half an hour trying to get my knee down.
What would you get then if you were to get a road bike then?
I did always want a VFR400, with the alloy single swingarm, but I think they'd be quite small for me now to be honest, but I wanted one of them when I was a bit younger.
What also got you interested in motorbikes as well? Was it that mountain biking translated over for you?
To be honest, from school when I was into my mountain bikes I always wanted to go on to be a motorbike mechanic but I couldn't actually find a course near to where I was. There were no courses so I didn't end up being a motorbike mechanic, simple as.
So, I separated my collarbone in a mountain bike race when I was about 12 or 13, and my mate had found out that someone was selling his bike. I bought this Jianshe 80 for like, 20 quid off my mate, so that was the first ever bike I got, riding up and down the road with a separated collarbone.
Do you often ride with any of the other mountain bike guys? You were riding with Dirt for the Slice of British Pie films.
That's coming up again actually. It's happening in the next couple of weeks, it had to be rearranged because the track flooded.
That was with Warner and Peaty wasn't it?
Yeah, I went out on motocross bikes with Warner the other day, he's pretty good. He flies on his little Husqvarna. I mean, with my Husky, I haven't had it that long and it's got some teething problems, so I've got the carb off at the moment and I've got to adjust float height and a few bits. It was bogging out when I went out which was quite scary to be honest. I need to get that fettled and ready, it's probably why I'm quite nervous taking it off some jumps because it'll bog on the lip and it'll kill me.
So, do you ever do anything like trails riding? I know that Warner and a few others are really into their trails riding aren't they.
I've never really done any trails, I mean, I've had a little play on a trials bike but I've never really got into it.
To be honest, most motorbikes I ride are TTR's, as much as possible. I think they're the best motorbikes that's ever been invented.
And for you, what would a perfect day out on the bike be?
Well on a motorbike it would be a sand quarry, on the TTR and with all the boys, that would be the perfect day. Or up at my mate's woods, something like that. You can't beat a day out on the TTR. I mean, we had a couple of good days near the River Themes, there's a good little spot near the bridge, that one's pretty good. But yeah, you can't beat a day out on the TTR with all the boys, no way!
And do you get to ride much when you're travelling, like when you're racing and do you get to ride motorbikes then or is it strictly mountain bikes or downhill?
It's not strictly anything really, if there's room in the truck to bring a TTR then I think the manager would put a TTR in there which is always fun, it keeps things interesting on the road.
But yeah, when we're busy with races there's not really much time to play around too much, we normally just keep the mountain bikes in there. But yeah, the TTR comes out every now and again which is good fun and makes for good videos.


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Q: How to fix KeyError: 0 in mycode I have trouble when implementing fuzzy knn https://github.com/sahilsehwag/FuzzyKNN , when I run k-nearest neighbor it works but not fuzzy
def fit(self, X, y=None):
    self._check_params(X,y)
    self.X = X
    self.y = y

    self.xdim = len(self.X[0]) #in here
    self.n = len(y)

    classes = list(set(y))
    classes.sort()
    self.classes = classes

    self.df = pd.DataFrame(self.X)
    self.df['y'] = self.y

    self.memberships = self._compute_memberships()

    self.df['membership'] = self.memberships

    self.fitted_ = True
    return self

when I run I get an error
File "C: /Users/DELL/.spyder-py3/temp.py", line 172, in <module>
     custModel.fit (xTrain, yTrain)

File "C: /Users/DELL/.spyder-py3/temp.py", line 53, in fit
     self.xdim = len (self.X [0])

KeyError: 0