text:
PakalanaPikake
Beanie level: Unemployed slacker in a sparkly tracksuit
14	143	13,757 20,679
https://www.dailymail.co.uk/news/article-7899273/Looking-great-98-Beloved-Golden-Girl-Betty-White-smiles-shes-spotted-birthday.html
Betty White debuted on TV in 1939. Manseh!
Fly Colours
And she's still so stylish! #ageinggoals
Ms. Rabbit 🐇
I heard this on the radio on my way to work just now. It's bringing me all the feelsss.. Thanks, Paka!
She's seen it all!
ship-happens
http://i.imgur.com/FlWd6nd.jpg
(This is one of the only times I use memes). She's so sassy. I love her.
@artgirl ship-happens,
ROFLMAO! Thank you!
I used to work in a French bakery about 10-15 years ago. It had an ancient bread slicer that I thought had a patent date that was earlier than 1927 — about 1900 — but I could be wrong. (It's possible that it had been made in Germany.) I used it with trepidation, as there were no finger guards, but once I got the hang of it, it was okay. I've used band saws and other power wood-working tools, but this was in an intimidating class by itself. And it was really loud. I'm amazed that OSHA didn't outlaw the things. — But it was also heartwarming to see a well-made piece of equipment still doing its thing so well after so many decades. They truly do not make 'em like they used to. A pox upon planned obsolescence.
How well I recalled a similar device slicing freshly-baked loaves of pumpernickel and rye with caraway seeds on Sundays after church when I was a squirt.
See https://en.wikipedia.org/wiki/Otto_Frederick_Rohwedder#Career
Rohwedder's bread slicer in operation:
https://www.youtube.com/watch?v=9LHZO57RDi4
This is much larger than the machine I used, and intended for use in a factory bakery.
https://www.youtube.com/watch?v=1C76XrTXFZY
This is more like it, if you can envision something bigger, more dangerous, and with more late Victorian / steam punk flair. 😉
I'm willing to bet that one of the big selling points of pre-sliced bread — aside from fitting into the slots of those newfangled electric toasters — was the uniformity of the pieces, which would have been welcomed by home economists and dietitians. For busy parents making lunch for kids to take to school, sliced bread would have been a godsend, especially in big families.
From a nutritional standpoint, pre-slicing bread is not so great because it speeds staleness. It also increases the surface area for colonization by airborne bread mold, which is great if you're into culturing penicillin. Case-hardened crust protects loaves from spoilage, which is why I still prefer to buy whole loaves and cut them myself.
PEOPLE WITH FLAWS, Ep. 15 BGM
Ed Sheeran: "Perfect" official MV
https://www.youtube.com/watch?v=2Vv-BfVoq4g
@02:10 as Seo-Yeon returns from bathroom, hopeless romantic Kang-woo has it on the stereo.
"Kanikapila Sunday" with Derrick Malama, Sundays 1-4 PM on HPR-1
https://www.hawaiipublicradio.org/programs/kanikapila-sunday
Check out his playlists.
RIP 11/17/2018
https://www.npr.org/2018/11/20/669530870/cyril-pahinui-crown-prince-of-hawaiian-slack-key-guitar-dies-at-68
"No Ke Ano Ahiahi" (1994)
https://www.youtube.com/watch?v=6DgxGuG9itQ
Peter Moon Band: "Cane Fire" (title track, 1982)
https://www.youtube.com/watch?v=GlgEr1MalvU
Korean-Chinese wizard of ukulele & slack-key guitar, & 25 years of Kanikapila @UH-Manoa.
ARE YOU HUMAN TOO?
https://arstechnica.com/gaming/2019/12/attack-of-the-terrifying-robot-vacuum/
Apologies to Nam Shin III.
Lord Cobol
Don't forget to read the comment 🙂
I did. 😉
FlyingTool
Yes, the comment is a must.
2019 ArsTechnica TV Roundup: KINGDOM
Zombies over-run medieval Korea in Kingdom
https://arstechnica.com/gaming/2019/12/tv-technica-2019-these-were-our-favorite-shows-and-binges-this-year/
Daebak!
ArsTechnica reviews KINGDOM
https://arstechnica.com/gaming/2019/01/kingdom-mixes-zombie-outbreak-with-political-intrigue-in-winning-combo/
by Jennifer Ouellette – 1/30/2019
Ddabong!
bbstl
I remember being really freaked out at how fast the zombies are, too.
@bbstl,
The zombies in TRAIN TO BUSAN were terrifying. They were the Usain Bolts of the zombie realm. And so many of them glommed onto the end of the train that it visibly slowed down until something gave way and they lost their grip on it — and the locomotive shot forward.
The Dongnae zombies moved like a lahar cascading down a volcano — and just as unstoppable. And as terrifying as a force of nature.
I keep forgetting that I should watch Train to Busan. Because I don't do zombies hahaha.
I don't normally watch zombies either. But I was willing to give TRAIN TO BUSAN a shot because of Gong Yoo — and was pleasantly surprised. Korean zombies are different from other zombies, perhaps because you can still see traces of who they used to be even after they turn. Screw your courage to the sticking place and just watch it. There's a lot more to the movie than mindless terror and adrenaline rushes. And be sure to watch all the way to the end. It killed me dead, in the best possible way. Aloha. 😉
Yes, I was willing to do zombies for Hyun Bin and for Joo Ji Hoon so it's only right that I include Gong Yoo in the mix 😂
I-Man Signs Off
WNBC 66 New York – Right Rev. Dr. Billy Sol Hargis – Don Imus – November 1972 air check
https://www.youtube.com/watch?v=aty3LiGxgAE
Music from "One Sacred Chicken to Go." RIP, Imus.
Hungnam evacuation, Christmas Eve 1950
The US Ship of Miracles that saved 14,000 North Korean refugees
By Laura Bicker
Thanks for this great story.
You're welcome, @bbstl!
Leave it to the BBC to relate this bit of American history.
Jung Il-woo
Why Ilwoo had to rest for years [Star's Top Recipe at Fun-Staurant 2019.12.09]
https://www.youtube.com/watch?v=MpKa4fwVm1c
HAECHI's Lee Geum Seja is another gifted cook. (MORE)
IIRC, the cerebral aneurysm resulted from injuries incurred in the 2006 car accident that also seriously injured his childhood buddy, Lee Min-ho.
Jung Il-woo had been one of my faves since I first saw him as The Scheduler in 49 DAYS, and later in THE RETURN OF ILJIMAE / MOON RIVER and THE MOON EMBRACING THE SUN. He was terrific in the early 2019 sageuk drama HAECHI, his return to acting following military service. Hwaiting, JIW! <3 <3 <3
Liked him too in Haechi! He looks like a well-rounded person and has real-life skills, that's amazing! I had already seen some of his Camino de Santiago pictures on his Instagram, but it's just so cool to see footage of him in places that are familiar to me 😍
Uigwe [State Rites]
Introduction to the Uigwe Royal Documents of the Joseon Dynasty
by Yi Song-mi
https://eall.columbian.gwu.edu/sites/g/files/zaxdzs1721/f/downloads/Yi%20Song-mi%20Paper.pdf
Well,that was interesting! I especially like the part about Secondary Sacrifices to the God of Wind since it reminded me of our
Our @yyishere.
We're never gonna let @yyishere live down her epic aeolian performance as the wind chasing its own tail. Bwahaha! 😉
I got a kick out of all the horse-related ceremonies. 😉
I was trying to make a connection between the horse stuff and what I remember of Arthdal but I don't think "masa" was used in the show. What was the name of that horse-man god, anyway?
Magic Horse's name is Helper, according to the priestess. Are you thinking of Carrot Boy aka Eun-seom? Or perhaps Aramun Haesulla and his thousand-li horse whose name I forget?
WishfulToki
Kanmoreu *beams*
@pakalanapikake @wishfultoki, you guys are great! I of course remembered NONE of those names 🐎
What a great find, thank you @pakalanapikake! It looks like Yeongjo was a big fan of reviving ancient rites (pp.12-13). I had no idea there was a Royal Archery Rite. Maybe he just wanted to show off as well as strengthen military power?
You're most welcome, @wishfultoki. I don't recall how I stumble across some of these discoveries. 😉
I didn't read the entire document this time. I usually do, which is a drag when a monograph runs to 120 pages. O.o
I'm not surprised that there was a Royal Archery Rite because archery was such an integral martial art in Korea. I think I read that it was included in the state military exams until the armed forces were reformed (or the gwageo was abolished?) in 1894 or so — well after modern firearms and machine guns came into use.
SIGNAL 2 in 2020?
https://www.hancinema.net/multi-season-dramas–guaranteed-content-vs-boring-self-replication-134658.html
For real?!
I hope so.The writer has confirmed she is working on the script but we have no news about the air date or the cast . Fingers crossed it works out!
@ayaan,
I'm in the "I'll believe it when I see it" camp. After reading that there's a third season of KINGDOM in the works as well, I fear that SIGNAL 2 will be bumped even further back in the queque. On the other hand, if it means we end up with a truly worthy successor to the original show that picks up where the first left off and fills us in on what Detective Lee Jae-han has been up to — and why — in the intervening years, I'll be more than happy to have waited during its gestation. I hope they see fit to recycle some of the music to help us slide back into the past. 😉
SnarkyJellyfish
But I think all three seasons of Kingdom were planned from the start? Like they wrote all the scripts, it was just a matter of having the seasons greenlit for production? Because I remember when they announced Kingdom seeing something about how it'll have three short seasons and then the writer wanted to do Signal 2. I mean, I assume the Kingdom scripts will need a bit of tweaking here and there, but for the most part my skepticism is more about whether the actors/PD will all make it – Signal was so great because it was one of the few dramas that hit the trifecta of great writing, acting and direction. I worry that if even one of the latter two elements changes it won't have the same feel.
I wouldn't want the show to go ahead if the cast had changed, or the production team. They should wait to have everyone on board.
Here's hoping that they get the band back together. Having waited this long already, what's a little longer if it means getting all the ducks in a row? 😉
@snarkyjellyfish,
It's been so long that I've forgotten about KINGDOM'S 3 short seasons. I could be confusing it with ARTHDAL CHRONICLES. It would be great if the scripts were all done, and it is just a matter of getting the go-ahead to film the final season of KINGDOM. I've been rewatching it while doing a bit of research, and it's excellent. Amazingly, there really is a frozen valley near Miryang! KINGDOM is head and shoulders above ARTHDAL, which got carried away with bombast.
As for SIGNAL 2, I agree with you about that golden "trifecta." The cast and director/production crew were integral to bringing the script to life. My fingers are crossed that everyone makes it back to continue the alchemy.
I didn't watch Arthdal – it looked like a hot mess before it aired, so I'm glad I never committed despite the great pedigree there. I don't think they announced it as a multi-season show (except in the sense that this series was divided into three "seasons") so I think that was a bit of a cop-out on their part.
I actually have no problem with multi-season shows as long as they have an endgame in mind and are OK with saying no to excessive/unnecessary seasons. For procedural shows, I definitely don't have an issue since it works well with the format and allows for characters to come and go with fewer issues since those shows are more fluid in terms of cast. My big problem is that this season formatting doesn't work well with genre shows that haven't got a full story-arc planned ahead. Kingdom was planned this way, and they were up front about it, so I'm not mad at it. Arthdal was allegely planned this way too, but not being up front about it seems pretty underhanded and and unfair to its audience. I haven't watched Kingdom yet because I knew it was going to be multi-seasoned and I wanted to wait since the seasons were short. (Though I may break soon because I'm watching Matrimonial Chaos right now and I suspect I'll need more Bae Doo-na as soon as it's over.) What Arthdal, and it seems Vagabond as well, have done seems like a cheap way of justifying more episodes if the audience was there.
I'm really looking forward to season 2 of KINGDOM come March. I was so overloaded with sageuks early in 2019 that I couldn't give this one the attention it deserved when it first premiered. Having watched NOKDU FLOWER and MY COUNTRY in the interim, I can better appreciate KINGDOM the second time around (e.g., "sabal tongmun" circular signatures on covenants; yangban ministers vs. absolute monarchs in Joseon dynasty).
I usually prefer dramas to films because there's more opportunity for character development over 16+ hours versus 2 hours. Seja and his bodyguard make quite an interesting pair. His Highness has a dry sense of humor that slays me.
KINGDOM feels very cinematic, with gorgeous production values. It moves at a good clip, and never drags. It reminds me of some of the BBC's shows that have relatively few episodes per season. But it also manages to pull off some nicely-nuanced character development, and packs a lot of action into each episode — which clock in at an hour or less.
Yeah I don't mind waiting for a great storyline. Even if it is not a full length drama, a film or 4 ep epilogue would be amazing.
KINGDOM, seasons 2 & 3
https://www.hancinema.net/jun-ji-hyun-to-appear-in-kingdom–season-2-considering-kingdom–season-3-136198.html
So there really will be a third season? Daebak!
They call the wind YY-ah…
CRASH LANDING ON YOU / PAINT YOUR WAGON
Harve Presnell: "They Call the Wind Maria" (1969)
https://www.youtube.com/watch?v=ByqYEzugleE
How storms came to be given female names:
https://en.wikipedia.org/wiki/They_Call_the_Wind_Maria#Background_and_pronunciation_of_%22Maria%22
https://en.wikipedia.org/wiki/Paint_Your_Wagon_(musical)
https://en.wikipedia.org/wiki/Paint_Your_Wagon_(film)
Top 100 Western songs of all time! I'll be darned.
The Nuts 2.0?
https://www.allkpop.com/article/2019/12/actor-ji-hyun-woo-preparing-to-make-a-comeback-as-a-singer-with-a-band-next-year
JHW is a great guitarist. "Love Fool" is one of my faves. MORE
The Nuts: "Love Fool" (salang-ui babo) [MV] (The Nuts Vol. 1, 2004)
https://www.youtube.com/watch?v=iw_Kb_5fWzg
The Nuts: "She's Gone" cover
https://www.youtube.com/watch?v=IQoBil_mHFY&list=RDiw_Kb_5fWzg&index=14
Queen In-hyun's Man Kim Boong-do tears it up on his axe, with Park Joon Shik on vocals.
He has a really good voice, I like his music, the band name could be better:)
ROMANCE ZERO, Ep. 13 BGM
Edison Lighthouse: "Love Grows (Where My Rosemary Goes)" [1970]
https://www.youtube.com/watch?v=OqcDG_xLWPY
https://en.wikipedia.org/wiki/Love_Grows_(Where_My_Rosemary_Goes)
ROMANCE ZERO, OST Track 2
Lee Tae-sang: "Cheoeum cheoreom" (Like the First Time)
https://www.youtube.com/watch?v=_p8rw7x8Wfc
https://wiki.d-addicts.com/Romance_Zero_OST
Beautiful singing voice.
Kang Ha-neul: "I'm a Butterfly" (naneun nabi), 2014 SBS Awards
https://www.youtube.com/watch?v=GB26AU9g9To
Still not over Yong-shik yet. 😉
From Baseball to Acting & Singing
Lee Tae-sung & Yoon Hyun-min: "I'm a Butterfly" on IMMORTAL SONGS 2, 2016.12.10
https://www.youtube.com/watch?v=JLlUcmYskWg
2 friends hit it out of the park.
That was fun! I love Yoon Hyun Min's voice. Theyre both very talented.
@bbstl, I'm so glad you enjoyed it. 😉


Author of New York Times bestseller Blood, Bones, and Butter, and NYC chef Gabrielle Hamilton joins Andrew & Molly to talk about her new cookbook, how to hold back, and honesty. Plus, restaurant recommendations for Maine and why Eddie Huang has got it going on.
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Up to date information in the streaming community.
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redpajama_set_name: RedPajamaCommonCrawl


This is only an example of a multiple-day golf & wine experience in Bordeaux, France. Our wine tours are entirely tailor-made to suit visitors' preferences, they can be shorter or longer depending on their needs. Please contact us to design your own bespoke wine tour.
The Golf du Medoc course is located on the outskirts of Bordeaux, 20 minutes up north, and includes two very different fairways.
The more challenging of the two is Les Chateaux. Designed by Bill Coore & Ben Crenshaw, it is very long with large greens and lots of hazards all around. The course is set in the heart of the wine area and the players will have no doubt about that, since each hole is named after a Medoc top vintage and the 150 yards mark is… a bottle of wine.
Les Vignes is set among the beautiful pine trees so accuracy is required to score well. Designed by Rod Whitman, the Medoc les Vignes course is set in a typically regional landscape where the beauty of the moors and of the maritime pines serve to enhance the architect's design.
The fast greens, the influence of winds from the Atlantic Ocean, and the technical difficulties of the layout go to make this championship course a constant challenge. The wide variety of the playing situations and the delightful setting at Golf du Medoc will meet the expectations of the most demanding players.
There is nothing than wine lovers enjoy more than driving along France's D2, the Route des Châteaux just north of Bordeaux on the Médoc peninsula, hemmed in on both sides by row upon row of vineyards as far as the eye can see. The names on road signs tick off a fabulous list: Château Margaux, Château Kirwan, Château Branaire Ducru, Château Beychevelle, Château Pichon Longueville, and many more.
All these wineries are less than 30 minutes from the golf course and are scattered along the road. We will schedule two appointments per half day according to your preferences and arrange for a meeting with the best wine experts to make your visit truly memorable.


text:
April 25, 2012 in Ed News
At-risk students hard to grade (Dispatch)
Advocates for charter schools serving students at risk of dropping out say they shouldn't be held to the same standards as traditional schools. Lawmakers studying a plan to impose a tougher rating system on schools and school districts agree, but they aren't sure how best to judge dropout-recovery schools. "You just can't lump them in with every other school," Senate Education Committee Chairwoman Peggy Lehner, R-Kettering, said yesterday after hearing testimony from supporters of the schools. Read More…
Ohio schools: Achievement tests can bring on stress (WKYC)
This time of year, teachers and students often get stressed out over testing. So what advice are schools and doctors giving families to make sure students are at their best for the testing that started this week? Here are some tips from Dr. Ellen Rome, a pediatrician at the Cleveland Clinic. Read More…
Breathalyzer Now In Use In Central Ohio School District (NBC-4)
One central Ohio school district is taking a unique approach to better identify students who drink before school or school functions. Thanks to a grant, Pickerington Local Schools has an alcohol testing device, or a breathalyzer that can be used at anytime. "There's always been rumors, 'Oh, they've got a breathalyzer,'" said Pickerington High School North Principal Cindi Goldhaber. Read More…
School district says privacy cloaks seclusion-room data (Dispatch)
The Columbus school district denied yesterday that it is blocking a state agency's attempts to investigate the district's use of seclusion rooms for special-needs students. In an answer to a federal lawsuit filed in early March, the district said it turned over documents that were pertinent to a mother's allegation that her autistic son was so terrified when placed in a cell-like room that he stripped naked and urinated. Read More…
YEA chief to teachers: Expect layoffs (Vindicator)
The president of the city teachers' union cautioned members to prepare for layoffs and advised some to begin looking for new jobs. "The board will be changing the posting dates and the method of posting" for positions, Will Bagnola, president of the Youngstown Education Association, wrote in an email last week to the membership. "The board will not be honoring seniority in filling vacancies and assigning YEA members; board-action on a RIF [reduction in force] will not be done by April 30th; and, our class sizes will be increasing." Read More…
Superintendent roundtable discussion (13 ABC WTVG)
Three northwest Ohio superintendents sit down with 13 ABC regarding the new state ranking system. Read More…
Hamilton charter school finds new campus (Hamilton Journal News)
The Richard Allen Academy, a private charter school located on the city's East Side, has found a new home in the former St. Julie Billiart School on Shuler Avenue. Academy officials hope the move will help attract more students. The charter school needed to find a new home after its current campus at 299 Knightsbridge Drive was purchased last fall by Miami University Hamilton. Read More…
Another glimpse into Ohio's lax oversight of charter schools (Vindicator)
The Liberty Board of Education's experience with two "conversion schools," essentially charter schools that were operated by a public school district, provide an insight into an inherent lack of oversight that has plagued far too many of Ohio's experiments in alternative education. This week, the first good news about what had been the Liberty Early Academic Resource Nest and Liberty Exemplary Academic Design schools came from the Portage County Educational Services Center, the current sponsor of the schools. Read More…
Tags: ", ]read, board, breathalyzer, central, charter, current, district, education, hamilton, liberty, more…, news, ohio, school, schools, students, teachers, testing, week


text:
Hillbilly Hullabaloo: Hillbilly Festival returns to Laurie for 50th anniversary
Lake Sun Staffnewsroom@lakesunonline.com
The first festival of the fall season will kick-off this weekend as the annual Hillbilly Fair gets underway. The popular event on the westside draws huge crowds to take in the fun hillbilly themed pageants and games, like the hilarious Hillbilly Newlywed challenge that is highly entertaining as costumed couples face-off to see who knows the most about their partners. This year's theme is Hillbillies Strike Gold.
The first festival of the fall season will kick-off this weekend as the annual Hillbilly Fair gets underway. The popular event on the westside draws huge crowds to take in the fun hillbilly themed pageants and games, like the hilarious Hillbilly Newlywed challenge that is highly entertaining as costumed couples face-off to see who knows the most about their partners. This year's theme is Hillbillies Strike Gold.
The fair has been a long standing tradition on the westside, celebrating it's 50th anniversary this year.
Don't miss the parade. The parade gets underway on Sept. 14, at 10:00 a.m, with Hillbilly Hammer Sam Shoemaker is the grand marshal for this year's festivities. Fair organizers expect more than 30 participants in the parade.
The fair runs Sept. 13 & 14 with lots of food, fun and good-old-fashioned family entertainment. There will be plenty of free activities including music on two stages all weekend, a circus and lots of vendors to browse.
Some of the highlights include the parade, the Hillbilly Pageant where fair royalty will be chosen, The Rat Rod Show from 9:30 a.m.-2:30 p.m. Saturday, the carnival rides, the Kent Family Circus and horse drawn carriage rides through the park on Saturday.
Cost is $2 for parking. For more information, go to www.cityoflaurie.com/hillbilly-fair.
When, What & Where
3 p.m., vendors & beer garden opens
4 p.m., opening ceremony, Main Stage
4-11 p.m., carnival, near vendor circle
5-9 p.m., carnival wrist bands available for $20, near Vendor Circle
4:30-8 p.m., music by Ronnie, Little Beer Garden
4:30-6 p.m., contests and games, Main Stage
5-7 p.m., corn hole tournament, by Main Stage
6-7 p.m. Taekwondo performance, Main Stage
5:45-7 p.m., Kent Family Circus, by Main Stage
7-11 p.m., The Lori Locke Band, Main Stage
9 a.m., vendors & beer garden opens
9 a.m., horseshoe pitching tournament, Horseshoe Club Pits
9 a.m.-11 p.m., carnival, near Vendor Circle
12-4 p.m., carnival wrist bands available for $20, near Vendor Circle
9:30 a.m.-2:30 p.m., Rat Rod Show, near Little Beer Garden
10-11 a.m., parade, Hwy. 5
11-11:45 a.m., Versailles & Stover bands, Main Stage
11-12 p.m., Kent Family Circus, by Main Stage
11:45 a.m., parade awards, Main Stage
12-3 p.m., music by Missourah Mud Bugs, Little Beer Garden
12-8:30 p.m., Buck-A-Duck Races, Water Wheel
12-1 p.m., Pea Picker/Lil' Sprouts/Lil' Mr. & Miss Hillbilly, Main Stage
1-2 p.m., Kent Family Circus, by Main Stage
1-3 p.m., music by Ponch, Main Stage
3-5 p.m., Tractor Pull Adults & Kids, Main Stage
5-6 p.m., King & Queen Newlywed Contest, Main Stage
4-7 p.m., music by Steve Moore Band, Little Beer Garden
6-6:45 p.m. Jackie the Clown, Main Stage
6:45-7 p.m., raffle drawings, Main Stage
7-11 p.m., music by Johnny Henry Band, Main Stage
Fire Districts
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AHH earnings call for the period ending September 30, 2018.
Welcome to Armada Hoffler's Third Quarter 2018 Earnings Conference Call. At this time, all participants are in a listen-only mode. After management's prepared remarks, you'll be invited to participate in a question and answer session. (Operator Instructions) As a reminder, this conference is being recorded, today, Tuesday October 30th, 2018.
I will now turn the conference over to Michael O'Hara, Chief Financial Officer at Armada Hoffler. Please go ahead.
Good morning and thank you for joining Armada Hoffler's third quarter 2018 earnings conference call and webcast. On the call this morning, in addition to myself, is Lou Haddad, CEO. The press release announcing our third quarter earnings, along with our quarterly supplemental package were distributed this morning. Replay of this call will be available shortly after the conclusion of the call through November 30, 2018. The numbers to access the replay are provided in the earnings press release. For those who listen to the rebroadcast of this presentation, remind you that the remarks made herein are as of today, October 30, 2018 and will not be updated subsequent to this initial earnings call.
During this call, we will make forward-looking statements, including statements related to the future performance of our portfolio, our development pipeline, impact of acquisitions and dispositions, our construction business, our portfolio performance and financing activities, as well as comments on our guidance and outlook. Listeners are cautioned that these statements are subject to certain risks and uncertainties, many of which are difficult to predict and generally beyond our control.
The risks and uncertainties can cause actual results to differ materially from our current expectations and we advise listeners to review the forward-looking statements disclosure in our press release this morning and the risk factors disclosed in documents we have filed with or furnished to the SEC.
We'll also discuss certain non-GAAP financial measures, including, but not limited to, FFO and normalized FFO. Definition of these non-GAAP measures, as well as reconciliations to the most comparable GAAP measures are included in the quarterly supplemental package, which is available on our Website ArmadaHoffler.com.
I will now turn over the call to our Chief Executive Officer, Lou Haddad. Lou?
Thanks Mike. Good morning everyone and thank you for joining us today. As you will hear from our discussion this morning, we have a lot going on here at Armada Hoffler. As I mentioned during our last conference call, our Company is built to thrive in a variety of macroeconomic environments and the current backdrop is no exception. The growing economy has yielded increased opportunities in development, public/private partnerships, build-to-suit engagements, third-party construction, mezzanine lending and tenant expansion. We believe these factors more than offset the impact of gradually rising interest rates.
Before we talk about our results, guidance and pipeline, I'd like to spend a few minutes on our business model. Many who follow our Company have correctly pointed out that we do not fit neatly into the standard REIT box. Certainly with third-party construction profits, build-to-suit asset sales and mezzanine interest income, our platform has the unique complexity that can't be measured wholly by traditional REIT metrics. These additional income streams are expected to continue their upward trajectory due to the ever increasing volume of these types of opportunities coming our way.
That said, please do not overlook the positive trends in our operating property portfolio. While we are very proud of the growth in our NAV, normalized FFO and of course, the annually increasing dividend over the past four years, it's important to note that our rental property NOI has nearly doubled over the past five years. We expect yet another double-digit increase in property NOI next year, as our development deliveries stabilize and the mature portfolio continues to excel. Although we will provide 2019 guidance early next year, preliminary forecasts indicate that it is shaping up to be a very strong year in all of our income producing areas.
This morning, we reported $0.24 of normalized FFO per share for the third quarter. Same store NOI was positive across all product types, on both a cash and GAAP basis. Occupancy was higher portfoliowide and now stands at 96%. Releasing spreads in the retail sector were quite a bit higher as well. As you know, our retail portfolio is dominated by strong grocery anchors, home improvement stores, restaurants, entertainment and discounters. We expect continued high occupancy, positive spreads and strong sales performance in our centers over the coming quarters. Overall, across all property types, our stable portfolio continues to perform at a very high level.
As we announced earlier this month, we've reached an agreement to sell our at-cost purchase option to the developer of the multifamily project. The Residences at Annapolis Junction. As many of you saw in our previous press release, we are allowing the developer to refinance the project and extend the mezzanine loan. This will allow the project to achieve stabilization prior to the ultimate sale, enabling him to recognize the full value of the project. We expect the option payment to be received in the fourth quarter. However, the $5 million of profit will be recognized over the next four quarters. This effectively moves approximately $4.5 million of FFO into 2019 and also gives us the opportunity to earn additional fees and interest. Overall, this change in profit recognition has caused our 2018 full year guidance to be updated to $1 to $1.03. Mike will give you the details on our updated guidance.
As we've said on many occasions, we expect the multi-family segment of our overall portfolio NOI to grow significantly over the next couple of years. The sale of our purchase option on this project should be viewed as a one-off opportunity that we chose to take advantage of, as opposed to any shift in overall strategy. With over $60 million raised year-to-date under the ATM program, the $5 million of profit on the option sale and the anticipated partial repayment of our mezzanine loan, we remain confident in the overall strength of our balance sheet. We continue to believe that the Company is well positioned to execute on the opportunities in our development pipeline.
Starting with Town Center for the development updates. The Premier, previously referred to as Phase VI, is leasing very quickly in both the retail and multi-family segment. Despite only being open since August, retail has leased or under a letter of intent at 75% and multifamily at 50$0. Also, the second-floor performing arts theater celebrated their grand opening, bringing additional activity to this newest phase of Town Center.
Point Street Apartments at Harbor Point continues its upward trajectory with no sign of slowing down and now stands at 82% leased. We are projecting stabilization in the first quarter of 2019, which is also the time frame that we anticipate bringing the project on balance sheet through execution of our purchase option. The option portion of City Center in downtown Durham is complete and leased at nearly 90%. And the retail is leased are under a letter of intent at 66%. We are in conversations with multiple tenants for the last few available spaces.
The Greenside Apartments in downtown Charlotte, formerly known as Harding Place, have begun delivery and stand at 31% leased. This project is ramping in line with our expectation.
Our 325,000 square foot Wills Wharf office development at Baltimore's Inner Harbor has started vertical construction and stands at nearly 60% pre-leased with several strong prospects interested in the additional space. All other previously announced pipeline projects are on track for its scheduled 2019 delivery.
This morning, we announced our fourth project in the greater Charleston MSA in Nexton Square. This $45 million open-air lifestyle center is expected to contain up to a 148,000 square feet of the area's best restaurants, retailers and service providers. Nexton Square sits at the entrance of a large master plan development of more than 10,000 homes. It is strategically located between the Boeing facility and the new Volvo assembly plant. The project is nearly 65% pre-leased door or under a letter of intent with the first tenants opening in the second quarter of 2019. We will provide mezzanine financing as well as development and construction management. In addition, we will receive a below-market option to purchase the project upon completion, which we ultimately intend to exercise. Furthermore, the asset would be available as a candidate in a tax-free exchange in order to potentially cycle out of an older center.
Last quarter, we announced The Interlock, a partnership with Georgia Tech and S.J. Collins to develop 300,000 square feet of office and retail space in West Midtown Atlanta. In addition, we are in negotiation with Terwilliger Pappas to be the investor and general contractor for the multifamily portion of this project, Solus Interlock (ph). We expect this upscale product to contain approximately 350 apartment units with an anticipated completion in the fourth quarter of 2020. In addition to our construction company's participation in the project, we will provide approximately $20 million of mezzanine financing. We expect to finalize negotiations with Terwilliger Pappas over the next few weeks and expect groundbreaking on the entire Interlock complex in the current quarter.
We are currently working on a few other opportunities to round out the current pipeline. These are exciting, large CBD infill opportunities in Charleston, Charlotte and Nashville. This opportunity set is primarily weighted toward Class A office, followed by multifamily, with a small amount of ancillary retail. We hope to have further announcements regarding these projects in the not too distant future.
Despite this increase in development activity, be assured that we continue to be extremely selective with regard to the projects we pursue. The vast majority of the opportunities that present themselves do not meet our criteria and are quickly removed from consideration. Beyond the aforementioned opportunities, I would not expect any further significant development engagements until we open a number of our 2019 deliveries.
Our construction company continues to perform at a very high level. We expect to finish construction and close on the sale of the build-to-suit distribution center in the current quarter. Our backlog of third-party contracts stands at $25 million and we expect to execute another $80 million to $100 million of contracts this quarter, which will leave this division in a very comfortable position looking forward to next year.
Remember, Armada Hoffler is first and foremost an opportunistic real estate Company that employs multiple strategies to enhance profitability and create value. These have been our central tenants for nearly 40 years and investors can count on this to remain our primary focus. As the Company's largest equity holder, management will continue to operate a business model that includes a variety of deal structures, as well as the disposition of development projects, at-cost options and stable assets.
We are extremely optimistic about the Company's prospects for the rest of 2018 and 2019, as well as our ability to deliver on our promises over a multi-year time frame. As we begin to look forward toward 2020 and the number of projects we intend to deliver and stabilize at that time, we feel strongly that our investors will recognize continued great value well into the future. As we gauge the ultimate size and construction schedules of the pipeline projects, we will be evaluating further dispositions and use of the ATM as a part of a continuing strategy to maintain a strong balance sheet and grow NAV over the long term.
At this time, I'll turn the call over to Mike to discuss our third quarter results.
Thanks Lou. Today I want to cover the highlights of the quarter, thoughts on our balance sheet and our updated 2018 guidance.
This morning, we reported FFO and normalized FFO of $0.24 per share for the third quarter. On October 4, we issued a press release regarding the anticipated $5 million third quarter gain from the Annapolis Junction purchase option sale and its effect on our 2018 guidance. We anticipated the property being sold, our loan being paid off in full and recognizing a $5 million gain during the third quarter.
During the quarter, we agreed to allow our partner to refinance the project and extend the maturity of the mezzanine loan in order for him to realize the full potential value upon expected stabilization in 2019. In addition, we have the opportunity to earn additional fees and interest income. The expected restructured loan is for approximately $35 million at 10 % for 12 months. Loan includes two one-year extension options to coincide with the new senior loan. With the loan being restructured instead of being paid off in full, the accounting of the $5 million gain from the sale of the purchase option changes. The GAAP treatment of the $5 million payment to the purchase option is now considered as part of the loan restructure, not a sale. Therefore it will be recognized as interest income over the term of the new loan, which is 12 months. Assuming a mid-November closing, $500,000 of interest income will be recognized in 2018 with the remaining $4.5 million in 2019, prorated through October.
Now, turning to our property portfolio. We are happy to report that our properties and development projects did not sustain any damage from the recent storms. As anticipated, same-store NOI continues to improve, with this being the second consecutive quarter being positive in all three property types. The negative impact on this metric from the Town Center relocation and construction activity is over.
Our core operating portfolio occupancy in the third quarter was 96% with office at 94%, retail 97% and multi-family at 97%. Additionally, our releasing spreads were positive 6.2% on cash and 7.8% on a GAAP basis in the retail portfolio. There were no renewals in the office portfolio. All these positive metrics are a reflection of the strength of our properties.
During the quarter, we closed on the Lexington, South Carolina Lowe's Food Shopping Center for $27 million. This transaction is with a strategic partner who is taking back all their equity in OP units, which is consistent with our historic OP unit acquisition strategy.
On the construction front, we reported segment gross profit in the third quarter of $1 million on revenue of $20 million. At the end of the third quarter, the Company had a third-party construction backlog of $25 million. As Lou said, we expect the construction backlog to increase over the next few months.
Today, we announced a new mezzanine loan development project, Nexton Square, in Summerville, South Carolina. This project is being structured using -- utilizing our mezzanine loan structure, which includes a below-market purchase option. It is our intent to exercise this option upon completion. We are using this structure for two reasons. First, our involvement in this project was late in the process. The project began construction the spring, before we were involved. We preferred not to take development risk and have ownership position in a project this late in the development process. And second, we have the optionality of using the properties at 1031 tax-free exchange candidate for future disposition.
As discussed, we are in final negotiation with the developers of the multifamily portion of the Interlock mixed-use project in West Midtown Atlanta.
We are partnering with Terwilliger Pappas, who are longtime multifamily developers. We will be using our mezzanine loan structure and we'll be the contractor of the project. At this time, we do not intend on purchasing this project and bringing on balance sheet. In addition to substantial income from construction fees and mezzanine interest, our involvement allows us to manage the entire construction progress, ensure the timely completion of the $250 million Interlock project.
Now turning to our balance sheet. Over the past quarter, we continue to take actions to enhance the flexibility of our balance sheet and work on low maturities. We are making several moves to position the balance sheet for the new projects and future growth. This quarter, we raised $10.6 million through our ATM program at an average price of $15.66 per share. We raised more than anticipated as we took advantage of the stock trading at or near all-time highs. Year to date, we have raised $60.6 million at an average share price of $14.33. We anticipate receiving approximately $17 million in November from the sale of our Annapolis junction at-cost purchase option for $5 million, allowing an approximate $12 million loan payment.
Now, lastly, we expect to continue our activity in the ATM program assuming favorable market conditions. If not, we'll pursue other sources of capital, including dispositions. With the lengthy construction schedules of all these development projects, we have considerable time to access the necessary capital to maintain a strong balance sheet.
We've addressed all of our 2018 loan maturities. This past month, we closed on the last remaining loan of 2018, Lightfoot Marketplace. The new loan is for a five-year term at a rate of LIBOR plus 175 basis points. We entered into a swap lock to fixed LIBOR. The initial loan proceeds is $10.5 million at 3% for the five-year term.
At the end of the quarter we had total outstanding debt of $661 million, including $102 million outstanding under the $150 million revolving credit facility. We continue to evaluate our exposure to higher interest rates and look for opportune times to hedge our interest rate exposure. At quarter end, 97% of our debt was either fixed or hedged. This quarter, we entered into a $53 million swap lock on a JHU village loan and purchased a two-year $15 million interest rate cap at 2.5%. Subsequent to quarter end, we entered into a $10.5 million swap lock on the Lightfoot Marketplace loan.
Today we updated our 2018 full year normalized FFO guidance to $1 to $1.03 per share, which is unchanged from our guidance in our October 4 press release. This includes the expected sale of the distribution center by the TRS. The distribution center is a construction project that evolved from our cross-selling platform. We intend to sell this asset before it's placed in service and includes a profit in normalized FFO. We included a (ph) expected gain from the sale on both the construction company gross profit and normalized FFO guidance. This transaction will have an impact on debt to EBITDA in 2018, as our balance sheet will carry the debt with no corresponding EBITDA. Because of the short-term nature of this project and associated debt, we did not issue any equity for this project.
Now like to go through the details of the updated 2018 guidance, first starting with our assumptions. A gain of $2.9 million to $3.3 million from the sale of the distribution center in the fourth quarter. Additional activity in ATM program, assuming favorable market conditions. Interest expense is calculated based on the forward LIBOR curve, which forecasts rate rising to 2.4% by year-end. 2018 guidance of $1 to $1.03 per share is predicated on the following updated components. Total NOI in the $78.7 million to $79.2 million range. Third-party construction company gross profit in the $5.9 million to $6.4 million range, which includes the expected profit from the sale of the distribution center. General and administrative expenses in the $10.8 million to $11 million range. Interest income for our mezzanine financing program in the $10.1 million to $10.5 million range. This includes $500,000 from the amortization of the Annapolis Junction purchase option gain. At quarter end, the aggregate loan balance of these mezzanine loans was $99 million. Interest expense in the $19 million to $19.2 million range, and 64.8 million weighted average shares outstanding.
Now I'll turn the call back to Lou.
Thanks, Mike. As some of you already know, Mike and I will not be attending the Nareit conference in San Francisco next week. We are at a critical juncture on several pipeline and unannounced developments, which require our presence for final negotiations, loan closings and lease execution. The timing required for these agreements makes travel to the West Coast for the better part of the week not in the best interest of the Company.
We're happy to take your questions on this or any other topic this morning. Operator, we would like to begin the question-and-answer session.
(Operator Instructions) Our first question is coming from John Guinee of Stifel.
Great. Thank you. Two questions. One is, what do you anticipate your mezz loan balance to run in 2019? And second, can you talk a little bit more in-depth about the CapEx associated with your retail leasing for 3Q '18?
Sure. Thanks John. Good morning. With this past quarter's releasing, that represented about 37,000 square feet and it was not a significant amount of CapEx involved and those are primarily small shops. I don't think -- we're not anticipating a whole lot in terms of rollover in the retail for the rest of the year. We do have some more significant rollovers next year that are going to require some pretty substantial tenant improvement investments, and that's primarily at Columbus Center, the two shopping centers here adjacent to Town Center, as well as releasing in Town Center. But so far it's been pretty light.
John good morning. On the mezzanine program, we're expecting it to top out, I'm going to say, in the $140 million range. But it's all going to depend on timing. Next year, like in the first quarter, we're expecting the Decatur, Whole Foods Center loan to be paid off. I believe that opens next month, and also give something (ph) around the timing of the ultimate pay-off of the Annapolis Junction loan.
Right. Just a little follow-up here. What it looks like is you're getting pretty healthy GAAP and cash spreads on your new leases. I am assuming these are net rents, but correct me, without spending much at all for TIs and leasing commission. But you've got to come into the tune of about $6 per square foot per year for new leases. Any idea as to what the expiring rents might be on the new leases you're signing versus the renewals?
Yes. Said another way is renewing your tenant seems like pretty good economics. But when you deal with a new lease it seems like pretty challenging economics. You don't provide the old cash grab. So you're not providing the mark to market. So we're looking for a little more detail on when you have to replace that tenant.
Yeah, John, on that the first is on renewal. One thing, it depends on how the renewal comes about and we don't have a leasing commission on a lot of our renewals. And the other thing is, as we've talked about, we have tenants who are doing well, who don't need a lot of TI specifically in the -- they're happy with the space, you don't have to redo anything. With new tenants, a lot of time it's the TI to get them up and going, which we have already paid for in the renewals.
And any idea on the prior cash contractual rent on the new leases, i.e. is it a rent roll-up or rent roll-down on your new leases, not your renewals?
Yeah, it is typically higher, John. We haven't seen much compression and I think the only exception to that would be in some of those nooks and crannies in Town Center where we're after specific tenants, basically to add to the mix. That would be about the only time that we would see rents contract. And that happens fairly regularly here at Town Center as we try to keep the mix as fresh as possible and add new offerings.
Then the last question, Lou, you provided 2019 guidance of a very strong year. Can you elaborate?
Well, as I said, we will be providing guidance on the next conference call. But John, you've followed us for a while, as has several people on the phone. We've been saying for a year and a half that pointing to 2019 as the show-me year for this current pipeline that we are in the process of delivering. And that's -- we plan on doing just that and all systems are go. You heard the updates on the deliveries and on the lease-up schedules. So I think the math is going to be pretty compelling. And we're really looking forward to that call. There's still a few pieces to put in place, a few leases to sign and as I suggested, Mike and I really have a tough couple of weeks coming up with finalizing a couple of projects and loans. But we're looking forward to a very strong 2019, and I think even stronger 2020.
Thank you. Our next question is coming from Dave Rodgers of Baird. Please go ahead.
Yeah, good morning guys. Lou, wanted to start off with the Nashville, I think Charleston and Charlotte project. I think that's what you had mentioned in terms of Class A CBD office opportunities. Correct me if I was wrong there. But two things around that. One would be, would you anticipate those being similar type mezz investments and what would be the peak? You said 140 (ph) as the peak, but what would be your kind of max that you'd be comfortable within mezz? And then maybe a second broader question to that, just in terms of that pipeline, you said maybe nothing to be added to the pipeline after that. is that just that things maybe starting to quiet down or that just takes you guys to capacity where you just don't feel comfortable adding anything, Lou?
Yeah, I'll start with that second question first. And it is the latter. An easy way to get in trouble in this business is to get way out over your skis. There are -- the opportunities are accelerating, we're not seeing any slowdown in that. However, we've practiced discipline here for nearly 40 years and we really don't want to get further out than where either our balance sheet or our personnel take us. We've got really strong development partners in the locations that we are discussing to round out the pipeline. But that's really the limit of our comfort level, until we deliver some of the projects that we're talking about.
We have three or four deliveries in 2019 that we really want to see done successfully and executed well before we start shopping again. Of course, you never say never if something really compelling could come along. But the three projects that you mentioned, they would be a mix of projects that would be done on balance sheet, as well as on the mezz side. We're comfortable with where the mezz program is now. As Mike suggested, the lot is going to get paid off or paid down here in the not too distant future. And remember, these are large, lengthy projects, and so you have an awful lot of runway before these things ramp into any kind of significant dollars.
Okay that's helpful. One of the other comments that you had made was about recycling out of an older center to help fund that. Can you start to give us an idea of maybe how much assets you're willing to sell into that bottom portion of the portfolio, get a little bit bigger as the development pipeline gets a little bit bigger, and how you think about asset sales relative to what you've been doing?
Sure. Actually there's not much down there at the bottom. You've heard us talk about in years past how we may cycle out of the three food lines that we have. We also have a Bi-Lo center. Those projects are doing really well, those assets. Food line is actually gaining market share in our area. And so I'm not sure that's going to happen. However, as you know, we do like to regularly go through that portfolio and recycle. That's why this Nexton opportunity that came up was perfect for us. We love lifestyle centers, we love Charleston. And there certainly will be something in our portfolio that we will be less desirable of. But I don't think you're looking at a change in strategy, Dave. But, it's going to be one-off at best in terms of dispositions.
Thank you. Our next question is coming from Rob Stevenson of Janney, Montgomery, & Scott. Please go ahead.
Good morning guys. Lou, why do mezz on Interlock if you don't want to buy it, or don't have a purchase option? What's the incentive for you guys to do mezz without past ownership?
Essentially it's a money making opportunity. We have an opportunity to take substantial interest above our cost of capital and still control things with our construction company. So we're looking that as basically an income stream that's very healthy. It's not too dissimilar to the two Whole Foods that we're involved in right now, where those are going to trade far below our cost of capital. We expect Interlock would do the same thing. And so, we'd be more desirous of taking current profits as opposed to bringing something on balance sheet that is below our cost of capital.
The other thing on that Rob is, on the first part that we talked about last time, on the mixed use of office and retail, we do get participation in cash flow and a capital transaction on that over and above our mezz. So we will have some participation on that. As we've talked about before on these mezz projects, we love these projects and reason we are involved, if these people defaulted we love to own them for what would be in form.
Okay. And then if I'm doing the math right on the supplemental, it looked like during the quarter about 56% of your ABR came from retail. And then if I take a look at the development pipeline, I mean you've got the two Charleston multifamily projects that will come online next year and assuming that you guys will buy in the Point Street Apartments' purchase option, but there's still a lot of retail sort of coming behind that as well. And any of this office looks like it's a 2020 or 2021 or beyond sort of delivery. How comfortable are you in seeing retail ratchet up to north of 60% of ABR for some period of time here before other asset types come into dilute it back down?
Yes. So Rob, on the retail -- on the development side, there's not a lot of retail. We've got the Market at Mill Creek, which is a $23 million project, not a large one, just the retail piece here in Town Center. But outside of that on the office side we've got the Brooks Crossing Office coming online, which is 100% -- obviously 100% office. And then we also have Greenside Harding Place in Charlotte on the multifamily coming next year.
We think that percentage has topped out, Rob. But to answer your question whether it grows by a couple percentages or starts to go down significantly like we believe it will. As I said earlier, we are very comfortable with that retail portfolio. It continues to perform. Sales are strong. Our grocers are strong. At 97% occupancy and releasing spreads as high as they are, we're very comfortable with what we own and we intend on adding to it. We don't -- I don't think it's going to add materially, because we're not involved in large scale retail projects. But it is going to -- we are going to add to that portfolio.
Okay. And then last one for me. I mean when you sit here in terms of the projects that you have under way and the stuff that you're looking to tee up over the next month or so, how can we be thinking about the general contracting company going forward? I mean does that get bolstered by the continued expansion of mezz, something similar to what you're doing at Interlock? Does it retreat. Does it sort of maintain the sort of current size going forward, how best should we be thinking about the size and scope of the contracting business going forward?
Good question. So our company works best between $200 million and $300 million worth of work in any given year. I think we're going to hit that target. It's going to be in that range in 2019. What we don't know yet is the mix of third-party versus in-house and that mainly is going to revolve around a couple of big engagements that are coming up on both sides and there still being a chance that they don't come to pass. However, I think you're going to expect the construction company to be in a range that it was last year. This year it was a little bit less in volume. And it's kind of artificially lower based on the distribution center and the fact that that's all being recognized as gain on sale as opposed to the fee income. But we're going to be in that same range that Mike has guided you to, we believe for next year.
Thank you. Our next question is coming from Jim Lykins of D.A. Davidson. Please go ahead.
Good morning guys. Just a couple of things for me. First of all, for Nexton Square, can you provide the rate on the mezz loan and also when will that begin to impact FFO. Is that in 2018 guidance?
Yeah. Jim what (multiple speakers). Oh Nexton. Okay. Yeah that's going to -- we currently have a bridge loan, it's at 10%. We're anticipating going into the full loan here and closing on that here in the next two weeks and that's going to start at 15%. And then when they hit certain performance thresholds, it will drop to 10%.
Okay. And also for the acquisition in Columbia, can we get the cap rate for that one?
It's in the high 6s, Jim.
Thank you. Our next question is coming from Craig Kucera of B. Riley FBR. Please go ahead.
Hey, good morning. I'd like to follow up on Nexton Square. You have an option to purchase below-market. Can you kind of walk us through how that agreement is constructed, is that based on appraisal at the time of completion or just some additional color how we should think about sort of the spread of where you're buying it versus what you think it's going to be worth or anticipated worth?
We've negotiated a purchase option based on a cap rate times an NOI that will be in place at the time. And the spread between what we believe to be market and what that options at is, is around 50 (ph) basis points. But mind you, in the interim, we'll be collecting significant development and construction management fees, as well as $2 million to $3 million worth of interest income. So inclusive of all that profit that will come our way, we still will be purchasing the project below market.
Got it. And going to the Lexington Square, appreciate that about 10% of the purchase price was paid in OP units. But can you tell us what the pricing was or the number of units issued in that transaction?
14-something, don't you think Mike?
Yeah. They're in the mid 14s (ph).
Those have been in place for quite a while.
Right. And going to the construction business, I know earlier in the year you were excited a bit that backlog was going to pick up, I think, a little earlier than it's sort of come together and it sounds like you're quite busy here in the fourth quarter. But is that just really a function of just kind of other things taking precedence, or did you have any potential deals that fell out of that pipeline or just some additional color on maybe why that maybe slipped a quarter or so, or even two quarters from what we thought earlier in the year?
Thanks for your question. Nothing has fallen out and our expectation is that we're going to be -- it's going to be a very robust backlog going into the first of the year. But what we're seeing the results of and I would imagine you guys have heard this on a number of conference calls. It's very difficult to find labor and it is very difficult to confirm pricing. Schedules have elongated. And so, the businesses -- we're proceeding very cautiously before we execute contracts. The great thing about being in the development business, either working for other developers or working for ourselves, is that you have the time to set your cost pro formas before having to commit to tenants. And that's kind of where we are. So our construction company has been working the same projects that we had anticipated being under contract by now. They've been working them for several months, but finalized hopefully in the next month or two. But it's really a function of what's going on in the marketplace.
Got it. Wanted to circle back to one of your retail tenants that has four leases, Bed Bath, kind of had a tough quarter, they announced earlier this month. Can you give us some color on how you feel those stores are performing and any update on discussions you had with them?
Yeah, it's interesting you know we have a few people kind of in that same category, Bad Bath being one of them. Their business is still very healthy and in particular our centers are doing great. We understand that the center that we have here, next to Town Center is one of the best performing stores in the state. We're watching that very closely from a couple of standpoints. One is, Bed Bath is not a very strong rent payer. Those are fairly below-market deals, so it wouldn't be the worst thing in the world if we got some space back. But perhaps more importantly, we're looking for them to update their concept. They've got a tremendous amount of goodwill. Great name, and if they can just get -- if they can just get going in a direction, we think they can probably turn around. They may need to shrink their stores, but we're very much engaged in watching that process. We've got the similar situation with Barnes & Noble, who is in a couple of our centers. Again, they're working -- they are a little bit further along working a new concept that seems exciting and seems like it's going to be well received and we're going to work with them here at Town Center and help them pull it off. But that environment is changing quickly as everybody knows. We are -- like I said, we are very happy with our retail portfolio. That doesn't mean that we're not vigilant and worried about various things that are happening in the marketplace, particularly in soft goods. There is a lot of winners and losers out there and you've got to be careful. But when you operate lifestyle centers, you're going to have tenants that come in and out of favor. But that's why we get paid, is to stay on top of those sorts of things.
Got it. One more for me. There seem to be rising concerns about global growth, just due to higher interest rates and maybe another round of tariffs. Doesn't sound like you guys are seeing anything on the ground. But after going through a number of cycles, I guess what are the triggers Lou that you look at to sort of say, hey, we need to maybe start pulling back on development? I know you sort of outlined you have three new potential -- or three new markets with new projects, but kind of what are you looking forward to say, maybe, hey, let's pull back and slow things down and just finish what we have?
Sure. I tell you, for us the precursor is always a slowdown with our tenants. We've got a lot of architects, engineers, money managers, insurance companies and the like. And as you might imagine, all those people are on the front end of expansion in the economy. And so it gives us a good gauge of what's going on out there. That has been -- I'd say it's been a great bellwether for us.
The second piece of that is remember, we are not a large -- on a relative basis, we're not a large Company. And so we really can have a rifle approach to where we want to play and where we don't. When you do the types of public/private ventures or ventures with well heeled tenants that we do, you're really not looking at a macroeconomic situation, you're looking at specific markets and more specifically, even a specific sub-market where you can do a really good deal in really just about any kind of an environment. So the macroeconomics are important for our overall tenant expansions and our construction company and the like. But in terms of development opportunities, short of something like the Great Recession, the opportunities in the good markets are there and I guess, as I said, before we feel really strongly about Charlotte and Charleston, Nashville, Atlanta and the like.
Okay thank you, ladies and gentlemen. We appreciate your interest in our Company. We look forward to updating you on our activities and results in the coming quarters. And we look forward to 2019 guidance. Take care.
Ladies and gentlemen, thank you for your participation. This concludes today's teleconference. You may now disconnect your lines at this time and have a wonderful day.


This natural history takes readers on a thousand-year journey as it explores the Hawaiian Islands' beautiful birds and a variety of topics including extinction, evolution, survival, conservationists and their work, and, most significantly, the concept of belonging. Author Daniel Lewis, an award-winning historian and globe-traveling amateur birder, builds this lively text around the stories of four species—the Stumbling Moa-Nalo, the Kaua'I 'O'o, the Palila, and the Japanese White-Eye.
Lewis offers innovative ways to think about what it means to be native and proposes new definitions that apply to people as well as to birds. Being native, he argues, is a relative state influenced by factors including the passage of time, charisma, scarcity, utility to others, short-term evolutionary processes, and changing relationships with other organisms. This book also describes how bird conservation started in Hawai'i, and the naturalists and environmentalists who did extraordinary work.
Daniel Lewis is Dibner Senior Curator for the History of Science and Technology, Huntington Library, San Marino, California. He is also a lecturer in environmental history at the California Institute of Technology, and an associate research professor at Claremont Graduate University.


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Who was the FIRST American president?
The first thing that will pop out of people's mouth is "George Washington." but this is technically incorrect. Washington was the eighth man to serve as President, not the first. The adage that the winners write history is certainly apropos in American history books. From the period 1774 to 1781, the United States was not "united" ‑ it had no national government.
He was the heir of one of the greatest family traditions in the colonies and became the patriarch of a long line of American patriots; his great‑grandfather died at Lutzen beside the great King Gustavus Aldophus of Sweden; his grandfather was one of the founders of New Sweden along the Delaware River in Maryland; one of his nephews was the military secretary to George Washington; another was a signer of the Declaration; still another was a signer of the Constitution; yet another was Governor of Maryland during the Revolution; and still another was a member of the first Congress; two sons were killed in action with the Continental Army; a grandson served as a member of Congress under the new Constitution; and another grandson was a Maryland Senator. Thus, even if Hanson had not served as President himself, he would have greatly contributed to the life of the nation through his ancestry and progeny.
As a youngster he began a self‑guided reading of classics and rather quickly became an acknowledged expert in the juridicalism of Anselm and the practical philosophy of Seneca; both of which were influential in the development of the political philosophy of the great leaders of the Reformation. It was based upon these legal and theological studies that the young planter; his farm, Mulberry Grove was just across the Potomac from Mount Vernon, began to espouse the cause of the patriots.
In 1775 he was elected to the Provincial Legislature of Maryland. Then in 1777, he became a member of Congress where he distinguished himself as a brilliant administrator. Thus, he was elected President in 1781. Was John Hanson the first President of the United States?
The new country was actually formed on March 1, 1781 with the adoption of The Articles of Confederation. This document was actually proposed on June 11, 1776, but not agreed upon by Congress until November 15, 1777. Maryland refused to sign this document until Virginia and New York ceded their western lands (Maryland was afraid that these states would gain too much power in the new government from such large amounts of land). Once the signing took place in 1781, a President was needed to run the country. John Hanson was chosen unanimously by Congress (which included George Washington). In fact, all the other potential candidates refused to run against him, as he was a major player in the Revolution and an extremely influential member of Congress.
As the first President, Hanson had quite the shoes to fill. No one had ever been President and the role was poorly defined. His actions in office would set precedent for all future Presidents. He took office just as the Revolutionary War ended. Almost immediately, the troops demanded to be paid. As would be expected after any long war, there were no funds to meet the salaries. As a result, the soldiers threatened to overthrow the new government and put Washington on the throne as a monarch. All the members of Congress ran for their lives, leaving Hanson running the government. He somehow managed to calm the troops and hold the country together. If he had failed, the government would have fallen almost immediately and everyone would have been bowing to King Washington.
Hanson, as President, ordered all foreign troops off American soil, as well as the removal of all foreign flags. This was quite a feat, considering the fact that so many European countries had a stake in the United States since the days following Columbus. Hanson established the Great Seal of the United States, which all Presidents have since been required to use on all official documents. President Hanson also established the first Treasury Department, the first Secretary of War, and the first Foreign Affairs Department. Lastly, he declared that the fourth Thursday of every November was to be Thanksgiving Day, which is still true today.
The Articles of Confederation only allowed a President to serve a one‑year term during any three‑year period, so Hanson actually accomplished quite a bit in such little time. He served in that office from November 5, 1781 until November 3, 1782. He was the first President to serve a full term after the full ratification of the Articles of Confederation; and like so many of the Southern and New England Founders, he was strongly opposed to the Constitution when it was first discussed. He remained a confirmed anti‑federalist until his untimely death.
John Hanson November 5, 1781 until November 3, 1782,
Six other presidents were elected after him;
Elias Boudinot (1783);
Thomas Mifflin (1784);
Richard Henry Lee (1785);
Nathan Gorman (1786);
Arthur St. Clair (1787); and
Cyrus Griffin (1788).
All prior to Washington taking office. Why don't we ever hear about the first seven Presidents of the United States? It's quite simple; The Articles of Confederation didn't work well, and those that intended the United States to be their tool in the coming years didn't have the control they wanted. The individual states had too much power and nothing could be agreed upon. A new doctrine needed to be written; something we know as the Constitution.
George Washington was definitely not the first President of the United States. He was the first President of the United States under the Constitution we follow today. And the first seven Presidents are forgotten in history. (The Forgotten Presidents, from "The Patriot's Handbook")


If you want directional signage for your business you will need to complete the "Installation of a Directional Sign" request form below and submit to Council for consideration.
Council's Signposting Strategy and Guidelines are included with the request form and you should check the Guidelines prior to submitting your request to ensure that the signage you want complies with the guidelines.
Council will assess your application against the Guidelines and if your request is approved you will then be advised of the costs associated with the purchase of the signage and installation.


CUNARD - "THE WORLD'S MOST FAMOUS FLEET"
A magnificent blend of old-world charm and twenty-first century opulence, Cunard is a leader of luxury on the seas. From the moment you step onboard your Cunard cruise ship, the stately ambiance and royal service will make you feel as famous as the vessel's namesake. Whether you're shopping the only Harrods at sea or indulging with champagne and truffles in the largest library on the ocean, each day is filled with opportunities for lavish relaxation and adventure. Unwind with a massage in the 5-star spa before savoring gourmet cuisine in the elegant main dining room. After some top-shelf spirits or fine wine in one of the lounges, dress to the nines for dancing to the melodies of a string quartet. You'll sleep soundly in your amenity-filled stateroom, especially after a day of the impeccable hospitality for which Cunard cruises are renowned around the globe.
Cunard Line proudly sails three stunning vessels, including the new Queen Elizabeth, which was inspired by Cunard's original Queen Elizabeth that first set sail in 1940. Each modern ship boasts fine artworks, rich woods, lush gardens, expansive theatres, recreational areas, and much more. For a mix of traditional luxury and contemporary conveniences, Cunard cruises continue to be a smart choice year after year. Cunard Line has been a trusted name for distinguished travelers since 1840 - your Personal Cruise Concierge from Priceline would be delighted to help you add your name to their guest list.
Cunard's legendary voyages across the Atlantic are known as some of the most sophisticated and relaxing on Earth. You'll climb aboard the elegant Queen Elizabeth or Queen Mary 2 in New York (Brooklyn), England (Southampton), or Germany (Hamburg), and spend the next 6-14 nights in classic luxury, enjoying endless opportunities for entertainment, enrichment, and fine dining beyond your expectations. Perhaps you'll choose an extended Cunard cruise and visit exotic island beaches in Antigua, Tortola, or even Portugal (Madeira). Whether you sail east- or west-bound, it's an unbeatable value for carefree luxury and serenity at sea.
Cunard cruises offer an authentic European experience and a wealth of pampering indulgences. Explore some of the world's oldest and most spectacular cities without a worry in the world. Sample specialty dishes and fine art in Paris, discover ancient ruins in Athens, admire charming architecture in Amsterdam, or revel in the work of history's greatest artists in Rome, Barcelona, and beyond. Cunard Line reaches dozens of incredible Mediterranean and Northern European ports, so there's bound to be the perfect itinerary for you. Nothing beats waking up in another country nearly every morning. Plus, after exploring each old-world gem, you'll relish a variety of exquisite comforts on your Cunard ship.


Via BoingBoing I found the movie "Walking on eggshells". This is another interesting movie on mashups… with the same error as many others. Essentially the 24 minute movie is missing 24 minutes, namely the other side of the story.
In the movie all the participants are clearly critical of the current copyright regime and does not apply perspective to the subject of mashups. Most of the interviewed persons are happy to share their pocket philosophical opinion on copyright and most of them get it wrong. Furthermore they seem to think that they speak for the industry – art or music. One person says "for the museum or gallery business copyright is irrelevant" I find that very very hard to believe. Lastly the movie is plagued by the traditional analogies not fitting to the situation. An example is "Van Gogh´s incentive was not copyright" as an illustration of how useless copyright is. You cannot use an example from the early industrial revolution as an analogy for today's society – you can't compare van Gogh´s incentives to Britney Spears.
However I did enjoy the movie and want to see the next 24 minutes of the story. The most impressive part is however that the movie was made by students from Yale in a class called "Intellectual Property in the Digital Age" – that is both well executed and very creative thinking from lecturer Elizabeth Stark (although the reading list seems a bit biased).


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Top 10 Commercial Solar Companies
Renewable energy has gone from a fringe interest of the environment to a viable option in new home construction and renovation. With the passage of time, more businesses and government entities are turning towards solar to power self-contained systems aiming to promote energy reserves on site. iSolarWorld has listed top ten US solar energy companies that have installed maximum number of solar panels in commercial sector. Among these companies, some are new while some have been working with solar technology and construction for well over 30 years now.
According to our research, top 10 commercial solar installers in USA are:
AUI Partners
M Bar C Construction
EC Electric
Cenergy Power
Faith Technologies
Ameresco
Hypower
A-C Solar
Sunstall
AUI Partners:
Formed in 1983, AUI is a full-service renewable energy and commercial contractor based in Fort Worth, Texas. The company offers an impressive team of construction professionals capable of providing turn-key services for all construction needs. Since 2006, AUI has worked on more than 2500 MW of wind and solar energy installation throughout the United States. Around 28 employees are working with this company. The company has installed 825,000 KW yet and 94,400.00 KW were installed in 2017.
M Bar C Construction:
Established in 2005, M Bar C Construction Inc. is a family owned and operated business. The company was formed to serve the increasing demands of commercial, government and industrial customers. since 1975, the company has been installing carports and since 1997 M Bar C Construction is in the solar structures. Every year, this company installs 30-40 megawatts of solar canopies. Till now 350,000 KW are installed by the company and in 2017, it has installed 81,850.40 KW. Currently, this company has 175 people working with this.
REC Solar:
Known as a nationwide leader in the commercial sector, REC Solar was built in 19997. Since then 340,545 KW are installed by the company and in 2017, REC have installed 78,279.40 KW. Headquartered in San Luis Obispo, the company has 125 employees currently.
EC Electric:
EC Electric relies on a network of wires, junctions, and switches to transport the electrons that power what they do. For over 70 years, EC has designed, installed, and serviced these networks in thousands of buildings and structures. Headquartered in Portland, the company has currently 1000 employees. Around 100,000 KW are installed by the company yet and in 2017, EC has installed 70,008.40 KW commercial solar.
Cenergy Power:
Cenergy Power is known as an integrated solar engineering and construction company with solar solutions for the commercial/industrial and utility markets across the United States. Situated in Merced, this is comprised of seasoned professionals in the areas of power engineering, construction management and project financing. Around 50 people are working with this company. Nearly 248,434 KW are installed by the company yet and 47,135.00 KW were installed in 2017.
Faith Technologies:
Located in Menasha, Faith Technologies have currently 2577 people associated with the company. Established in 1972, the company provides a uniquely comprehensive portfolio of design, installation, and maintenance services for electrical, high-speed IT, and communications infrastructures, as well as lighting and other facility systems. The company has installed 167,000 KW yet and in 2017, this was 44,598.00 KW.
Ameresco:
A leading energy efficiency and renewable energy solutions provider, Ameresco serves north America and United Kingdom. Located in Framingham, the company has about 950 people working with this. The company delivers long-term customer value, environmental stewardship, and sustainability through energy efficiency, alternative energy, supply management, and innovative facility renewal all with practical financial solutions. Total 203,768 KW are installed by the company yet. In 2017, 43,495.00 KW are installed by Ameresco.
[Read More: Top 10 Utility-Scale Solar Installers in the US]
Hypower:
Situated in Fort Lauderdale, Florida, Hypower is an experienced utility scale self-performing BOS/EPC solar contractor. The company has over 500 MW of experience in the solar industry focused solely on ground-mount projects over 5 MW. Currently, the company has 480 employees. Around 622,011 KW are installed by the company so far and 42,011.00 KW are installed in 2017. Operates through several division, the company specializes in electrical building construction, outside plant power and communications projects, prime electrical infrastructure, airfield lighting and ground-mount solar nationwide.
A-C Solar:
Since 1993, A-C Solar by A-C Electric Company has been leading the solar industry in California. Nearly 320 people are employed with the company and a total 261,696 KW are installed in the commercial sector by the company. In 2017, A-C Solar has installed 36,863.50 KW commercial solar.
Sunstall:
A full service nationwide solar installer Sunstall is located in Novato in California and nearly 20 people are working with this company. The company has installed 287,000 KW yet and in 2017, this has installed 36,358.00 KW.
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text:
Svijaga (, ) je řeka v Uljanovské oblasti a v Tatarstánu v Rusku. Je 375 km dlouhá. Povodí má rozlohu 16 700 km².

Průběh toku
Pramení na východním svahu Povolžské vrchoviny. Teče na sever v široké dolině rovnoběžně s Volhou. Je pravým přítokem Volhy a ústí do Svijažského zálivu Kujbyševské přehrady.

Vodní režim
Zdrojem vody jsou především sněhové srážky. Průměrný roční průtok vody ve vzdálenosti 26 km od ústí činí 34 m³/s. Zamrzá v listopadu až na začátku prosince a rozmrzá v dubnu až na začátku května.

Využití
Na řece leží město Uljanovsk.

Odkazy

Reference

Literatura

Externí odkazy

Řeky v Uljanovské oblasti
Řeky v Tatarstánu
Povodí Volhy

redpajama_set_name: RedPajamaWikipedia


JW Marriott Hotel Kuala Lumpur is rated 4.4 out of 5 by 813.
Rated 5 out of 5 by Reduns from JW Marriott Hotel Kuala Lumpur A very nice hotel near in the middle of the key shopping belt in KL.
Rated 5 out of 5 by Robert from The concierge desk that makes the difference Thanks to Ginni from the concierge desk our 3 day stay in KL became far more enjoyable, following her pro-active recommendations and kind service.


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On Monday the Alcohol Tax and Trade Bureau (TTB) proposed a rule that, if enacted, would significantly alter the way that appellation names can be used on wine labels. Specifically, the proposed rule – issued in Notice No. 147 - would allow wineries to use single state appellations of origin on labels if they are in an adjacent state.
Currently, Federal law states that, in order to use an appellation of origin, a wine must be 'fully finished' in the state in which the appellation lies. That is to say, a Washington-based winery, for example, cannot use an Oregon located appellation on their label. The proposed rule would broaden this to allow adjacent states to use single state appellations.
The proposed rule came about due to the recently approved The Rocks District of Milton-Freewater appellation. This viticultural area is a sub-appellation of the Walla Walla Valley, which spans the Washington and Oregon border. However, the newly approved Rocks District is wholly located on the Oregon side of the Walla Walla Valley. This means that, under present law, producers that are located on the Washington side of the Walla Walla Valley (or elsewhere in the state) would be unable to use The Rocks District on their labels because that appellation is wholly located in Oregon. If this proposed rule is approved, this would no longer be the case as Washington is an adjacent state.
The TTB states that, "The proposal would provide greater flexibility in wine production and labeling while still ensuring that consumers are provided with adequate information as to the identity of the wines they purchase." Winemakers would have more choices as to where they finish their wines and what appellation labels they use. Growers within a single-state AVA - such as The Rocks District - would benefit as they might have more buyers if adjacent states were allowed to label their wines with an appellation name. Additionally, the TTB says, consumers would benefit from having more accurate information on the origin of a wine if wineries in adjacent states were able to use a more specific, single state appellation of origin.
The proposed rule would align the requirements for using a single state appellation of origin with the existing requirements for using a 'state' appellation of origin. At present, wineries may label their wines with a state appellation if they are in an adjacent state. For example, wineries in Oregon that use fruit from Washington may bottle their wines as 'Washington' but not with a more specific, Washington-located appellation. If this proposed rule is approved, Oregon and Idaho wineries, for example, would be able to use single state, Washington appellation labels and visa versa.
Notably, the proposed rule change would not apply to multi-state appellations. That is to say, winemakers in Washington, California, Nevada, and Idaho - for example - would be able to use The Rocks District on their labels as it is a single state appellation and they are in an adjacent state. However, wineries in California, Nevada, and Idaho would not be able to use Walla Walla Valley as it is a multi-state appellation. The TTB states that the rationale for this was to keep the changes within the scope of the comments made on The Rocks District appellation proposal. Additionally, multi-state appellations already have flexibility in where wines are produced.
The effects of this rule change would be far reaching, particularly for Northwest producers. At present, numerous wineries in Washington, Oregon, and Idaho source grapes from adjacent states to take advantage of where certain grapes grow best. However, due to existing laws, they are currently often forced to use more generic appellation labels. For example, Oregon-based Sineann labels its Block One Cabernet Sauvignon from Champoux Vineyard (pictured above) with the more generic 'Columbia Valley' as it cannot use the more specific 'Horse Heaven Hills'. If the rule change were accepted, this would no longer be the case.
The comment period for the proposed rule ends April 10th.
Jameson, that is indeed correct. The same would be true if you had a winery in Washington, Idaho, or Nevada as well if the proposed rule is adopted.
Well my Mom lives in Reno. Maybe if this rule is adopted I can convince her to open a winery and tinker around with some Syrah from The Rocks.


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