text:
FIVE HUNDRED BOYLSTON STREET
First Amendment to Lease
resTORbio, Inc.
This First Amendment to Lease (this "First Amendment") is made as of April 1, 2019 (the "Effective Date") by and between 500 BOYLSTON & 222 BERKELEY OWNER (DE) LLC, a Delaware limited liability company, having an office at c/o Oxford Properties Group, 125 Summer Street, Boston, Massachusetts 02110 ("Landlord"), and RESTORBIO, INC., a Delaware corporation, having an office at 500 Boylston Street, 12th Floor, Boston, Massachusetts 02116, Attn: John McCabe ("Tenant").
Pursuant to the provisions of that certain Lease dated as of January 8, 2018 (the "Existing Lease"), Tenant leases from Landlord, and Landlord leases to Tenant, a space containing approximately 4,544 square feet of Rentable Floor Area (the "Original Premises") on a portion of the twelfth (12th) floor of the building located at 500 Boylston Street, Boston, Massachusetts (the "Building"). Capitalized terms used and not defined herein shall have the respective meanings ascribed to them in the Lease.
Landlord and Tenant desire to enter into this First Amendment to provide for (i) the relocation of Tenant's current premises to new premises located on the thirteenth (13th) floor of the Building, (ii) the extension of the Term for the relocated premises, and (iii) the amendment of the Lease in certain other respects, all in accordance with the terms and conditions set forth herein. The Existing Lease, as amended by this First Amendment, is referred to herein as the "Lease").
NOW, THEREFORE, in consideration of the foregoing and mutual covenants contained herein, Landlord and Tenant hereby agree to modify and amend the Lease as follows:
Relocation Premises. Effective as of the Relocation Commencement Date (as defined below), the Premises under the Lease shall include the portion of the thirteenth (13th) floor of the Building more particularly shown on Exhibit A hereto (the "Relocation Premises"), which the parties stipulate and agree contains 9,501 square feet of Rentable Floor Area. Effective as of the Original Premises Surrender Date (as defined below), the Original Premises shall cease to be included in the Leased Premises under the Lease. Except as expressly set forth in this First Amendment, Tenant's lease of the Relocation Premises during the Relocation Term (as defined below) shall be on all of the terms and conditions of the Lease in effect as of the Relocation Commencement Date.
Relocation Term. The Term in respect of the Relocation Premises (the "Relocation Term") shall commence at 12:01 a.m. on the Relocation Commencement Date (as defined below) and shall end at 11:59 p.m. on the
Relocation Expiration Date (as defined below), unless earlier terminated in accordance with the terms and conditions of the Lease. As used herein:
The "Estimated Relocation Commencement Date" shall mean August 1, 2019, subject to the provisions of Exhibit B attached to this First Amendment;
The "Relocation Commencement Date" shall be the date that is the earlier of (x) the Substantial Completion Date (as defined and determined in accordance with Exhibit B attached hereto) for the Relocation Premises Work (as defined in Exhibit B attached hereto) or (y) the date on which Tenant first occupies all or any portion of the Relocation Premises for the regular conduct of Tenant's business (which shall not be deemed to have occurred by virtue of Tenant's entry into the Relocation Premises for purposes of installing or testing Tenant's furniture, fixtures, or equipment therein in preparation for such occupancy in accordance with Exhibit B attached hereto);
The "Relocation Expiration Date" shall mean the last day of the seventh (7th) Relocation Lease Year;
"Relocation Lease Year" shall mean each of the successive periods of twelve (12) months commencing on the Relocation Commencement Date and each anniversary thereof, except that, if the Relocation Commencement Date does not occur on the first day of a calendar month, the seventh (7th) Relocation Lease Year shall include the balance of the calendar month in which the seventh (7th) anniversary of the Relocation Commencement Date occurs.
Delivery of Relocation Premises and Relocation Premises Work. Landlord shall perform the Relocation Premises Work and provide to Tenant a tenant improvement allowance equal to $950,100 (i.e., $100.00 per square foot of Rentable Floor Area of the Relocation Premises) (the "Relocation Allowance") to apply toward the costs of such Relocation Premises Work, all in accordance with and subject to the terms and conditions set forth in Exhibit B attached hereto. The provisions of Exhibit B to the Existing Lease shall not apply to the Relocation Premises or the Relocation Premises Work hereunder.
Rent for Relocation Premises. During the Relocation Term, Tenant shall pay Base Rent for the Relocation Premises as set forth in the table below, together with Additional Rent for Tenant's Proportionate Share (as set forth in Paragraph 3(e) below) of Expenses and Taxes, for electricity charges (as provided below), and for all other payments under the Lease on account of the Relocation Premises, in each case at the times and the manner set forth in the Existing Lease, as amended by this First Amendment. The Base Rent payable for the Relocation Premises shall be as follows:
Annual Base Rent
Base Rent
Relocation Premises Commencement Date through Relocation Lease Year 1:
Relocation Lease Year 2:
Electricity. During the Relocation Term, Tenant shall pay to Landlord, as Additional Rent, the costs of electricity used in or for the Relocation Premises in accordance with Section 7.02 of the Existing Lease.
Letter of Credit. Concurrently with Tenant's execution and delivery of this First Amendment, Tenant shall deliver to Landlord an amendment to the original Letter of Credit provided under Section 6 of the Lease, or a new letter of credit in accordance with Exhibit H to the Existing Lease, that increases the amount of the Letter of Credit to $245,442.50 (the "Relocation LC Amount). If Tenant provides a new letter of credit to replace the original Letter of Credit, then Landlord shall return such original Letter of Credit to Tenant within ten (10) Business Days after its receipt of such replacement letter of credit.
Provided that upon each of the First Reduction Date and the Second Reduction Date (each as defined below) (a) no Default then exists or has occurred hereunder during the Term (and no event or condition then exists, which with notice or the passage of time would constitute such a Default hereunder), (b) the original Tenant (or Permitted Transferee) is the Tenant hereunder and Tenant has not assigned this Lease or sublet the Premises, and (c) Tenant provides Landlord with at least ten (10) days advance written notice of the requested reduction of the Letter of Credit as provided below (each, a "Reduction Notice"), which notice shall include an original replacement Letter of Credit (or an amendment or endorsement of the existing Letter of Credit) complying with the terms hereof, then, (i) on the first day of Relocation Lease Year 3, or such later date as is ten (10) days following receipt by Landlord of such Reduction Notice from Tenant hereunder (the "First Reduction Date"), Landlord shall, on or after the First Reduction Date, exchange the existing Letter of Credit for an original replacement Letter of Credit provided by Tenant or accept an amendment or endorsement to the existing Letter of Credit in either case pursuant to which the amount of the Letter of Credit is reduced by $49,088.50 to equal the remaining $196,354.00; and (ii) on the first day of Relocation Lease Year 5, or such later date as is thirty (30) days following receipt by Landlord of such Reduction Notice from Tenant hereunder (the "Second Reduction Date"), Landlord shall, on or after such Second Reduction Date, exchange the existing Letter of Credit for an original replacement Letter of Credit provided by Tenant or accept an amendment or endorsement to the existing Letter of Credit, in either case pursuant to which the amount of the Letter of Credit is reduced by $98,177.00 to equal the remaining $98,177.00. The replacement Letter of Credit hereunder (or amendment or endorsement to the existing Letter of Credit, as the case may be) shall be in form and substance
satisfying the requirements of Exhibit H to the Existing Lease. If Tenant provides a new letter of credit to replace the existing Letter of Credit, then Landlord shall return such existing Letter of Credit to Tenant within ten (10) Business Days after its receipt of such replacement letter of credit.
Parking. Tenant currently uses two (2) unreserved parking spaces in the Garage on the terms set forth in Exhibit F of the Existing Lease. During the Relocation Term, Tenant shall have the right to use four (4) unreserved parking spaces in accordance with, and subject to, the terms and conditions of the Exhibit F attached to the Existing Lease. The current monthly rate is $450 per space per month for unreserved spaces and $675 per space per month for reserved spaces. During the Relocation Term, Tenant shall pay for all parking spaces under this paragraph at the then prevailing rates from time to time applicable under the Lease, as amended hereby.
Surrender of Original Premises. On or before the end of the day (the "Original Premises Surrender Date") that is five (5) Business Days after the Relocation Commencement Date, Tenant shall vacate and surrender the Original Premises in its entirety in the condition required under Section 20 of the Existing Lease, with the same effect as if the Original Premises Surrender Date were the Term Expiration Date under the Existing Lease solely in respect of the Original Premises. For the avoidance of doubt, with respect to the period (i) from the Effective Date and ending on the Relocation Commencement Date, and (ii) from the Relocation Commencement Date to the Original Premises Surrender Date, the provisions of the Existing Lease shall continue to apply to the Original Premises and Tenant shall continue to pay Base Rent, Tenant's Proportionate Share of Expenses and Taxes, electricity charges, and all other payments under the Lease on account of the Original Premises in accordance with the terms of the Existing Lease, except that for the period from the Relocation Commencement Date to the Original Premises Surrender Date, Tenant shall have no obligation to pay Base Rent or Tenant's Proportionate Share of Expenses and Taxes. In the event that Tenant shall fail to vacate and surrender the Original Premises in its entirety in the condition required under Section 20 of the Existing Lease on or before the Original Premises Surrender Date, any such holdover in the Original Premises shall be subject to the provisions of Section 19 of the Existing Lease.
Conforming Amendments. In further implementation of the provisions of this First Amendment, the Lease is hereby amended as follows:
Premises. As of the Relocation Commencement Date, the definitions of "Premises" and "Rentable Floor Area of the Premises" in the Basic Lease Information section of the Lease shall be amended in their entirety to read as follows:
Premises: A portion of the thirteenth (13th) floor of the Building as depicted in Exhibit A attached to the First Amendment to this Lease and known as Suite 1300.
Rentable Floor Area of the Premises:9,501 square feet.
Term Commencement and Expiration Dates. As of the Effective Date, the definitions of "Term Commencement Date", and "Term Expiration Date" in the Basic Lease Information section of the Lease shall be deemed to refer, respectively and solely in respect of the Relocation Premises, to the Relocation Commencement Date, and the Relocation Expiration Date set forth in Paragraph 1(a) of this First Amendment. The "Term Expiration Date", solely in respect of the Original Premises, shall be deemed to refer to the Original Premises Surrender Date determined under Paragraph 2 of this First Amendment.
Base Rent. As of the Relocation Commencement Date, the definition of "Base Rent" in the Basic Lease Information section of the Lease shall be deemed to refer to the Base Rent for the Relocation Premises set forth in Paragraph 1(c) of this First Amendment.
Tenant Work Allowance. The definition of "Tenant Work Allowance" in the Basic Lease Information section of the Lease shall be deemed to refer, solely in respect of the Relocation Premises, to the Relocation Allowance as defined in Exhibit B attached to this First Amendment.
Tenant's Proportionate Share. As of the Relocation Commencement Date, the "Tenant's Proportionate Share" shall be 1.46%.
Letter of Credit. As of the Effective Date, the amount set forth for the "Letter of Credit" in the Basic Lease Information section of the Lease shall be as provided in Paragraph 1(e) of this First Amendment.
Parking Spaces. As of the Relocation Commencement Date, the number of Parking Spaces set forth in the Basic Lease Information section of the Lease shall be as provided in Paragraph 1(f) of this First Amendment.
Exhibits. As of the Relocation Commencement Date, Exhibit A of the Existing Lease shall be deleted in its entirety and replaced with Exhibit A attached to this First Amendment.
Broker. Tenant represents that it has dealt directly with and only with Jones Lang LaSalle (the "Broker") as a broker, agent or finder in connection with this First Amendment. Tenant shall indemnify and hold Landlord and the Landlord Related Parties (as defined in the Existing Lease) harmless from all claims of any other brokers, agents or finders claiming to have represented Tenant in connection with this First Amendment. Landlord shall indemnify and hold Tenant and the Tenant Related Parties harmless from all claims of any brokers, agents or finders claiming to have represented Landlord in connection with this First Amendment. Any assistance rendered by any agent or employee of Landlord in connection with this First Amendment or any subsequent amendment or modification or any other document related hereto has been or will be made as an accommodation to Tenant solely in furtherance of consummating the transaction on behalf of Landlord, and not as agent for Tenant.
Ratification of Lease Provisions. Except as otherwise expressly amended, modified and provided for in this First Amendment, Landlord and Tenant hereby ratify all of the provisions, covenants and conditions of the Lease, and such provisions, covenants and conditions shall be deemed to be incorporated herein and made a part hereof and shall continue in full force and effect.
Entire Amendment, Binding Amendment. This First Amendment contains all the agreements of the parties with respect to the subject matter hereof and supersedes all prior dealings between the parties with respect to such subject matter. This First Amendment shall be binding upon and shall inure to the benefit of the parties hereto, and their respective successors and assigns.
Tenant Confirmations. Tenant hereby re-states, as of the date of this First Amendment, the representations and warranties of Tenant set forth in Section 22.04 of the Existing Lease with respect to the Lease as amended hereby and hereby further represents and warrants to Landlord that, to Tenant's knowledge as of the date hereof, Tenant has no claim, offset, or defense against the enforcement of the Lease in accordance with its terms. Landlord hereby re-states, as of the date of this First Amendment, the representations and warranties of Landlord set forth in Section 22.04 of the Existing Lease with respect to the Lease as amended hereby.
Governing Law. This First Amendment shall be governed by the laws of the Commonwealth of Massachusetts without regard to conflict of laws principles.
Authority. Landlord and Tenant each warrant to the other that the person or persons executing this First Amendment on its behalf has or have authority to do so and that such execution has fully obligated and bound such party to all terms and provisions of this First Amendment.
No Reservation. Submission of this First Amendment for examination or signature is without prejudice and does not constitute a reservation, option or offer, and this First Amendment shall not be effective until execution and delivery by each of the parties hereto.
Counterparts. This First Amendment may be executed simultaneously in two or more counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument. An electronic mail or facsimile version of an executed original of this First Amendment shall be deemed an original, and each of the parties hereto intends to be bound by an electronic mail or facsimile version of a fully-executed original hereof or of an electronic mail or facsimile version of executed counterpart originals hereof.
[SIGNATURES ON FOLLOWING PAGE]
EXECUTED under seal as of the date first above written.
LANDLORD:
500 BOYLSTON & 222 BERKELEY OWNER (DE) LLC,
a Delaware limited liability company
/s/ Chad Remis
Chad Remis
/s/ Kristen E. Binck
Kristen E. Binck
TENANT:
RESTORBIO, INC.,
/s/ Chen Schor
Chen Schor
EXHIBIT A
Floor Plan of Relocation Premises
This Exhibit is attached to and made a part of the First Amendment to Lease (the "First Amendment" by and between 500 Boylston & 222 Berkeley Owner (DE) LLC, a Delaware limited liability company ("Landlord"), and RESTORBIO, INC., a Delaware corporation ("Tenant"), for space in the Building. Capitalized terms used but not defined herein shall have the meanings given in the Lease (as defined in the First Amendment).
[see attached plan]
EXHIBIT B
Work Letter
(Relocation Premises Work to be Performed by Landlord)
Existing Conditions. Subject only to Landlord's obligation to perform the Relocation Premises Work and to provide the Relocation Allowance as provided below, Tenant has inspected, and is satisfied with, the existing, "as-is" condition of the Relocation Premises, including any existing improvements and Base Building elements now located therein.
Relocation Premises Work. The work described on Schedule B-2 (the "Relocation Premises Work") shall be constructed by Landlord in accordance with, and subject to, the provisions of this Exhibit B. The "Substantial Completion Date" (for purposes of Paragraph 1 of this First Amendment) shall mean the date on which the Landlord has substantially completed the Relocation Premises Work. Landlord shall use reasonable efforts to substantially complete the Relocation Premises Work on or before the Estimated Relocation Commencement Date.
In addition, Landlord shall perform the common corridor and common restroom work described on Schedule B-1 attached hereto using Building standard materials (the "Common Area Work"). The cost of the Common Area Work shall be performed at Landlord's expense. Landlord shall use reasonable efforts to substantially complete the Common Area Work on or before the Estimated Relocation Commencement Date. In the event that substantial completion of the Common Area Work is delayed beyond the Estimated Relocation Commencement Date (other than due to any request or other delay caused by Tenant or any person acting under Tenant) and to the extent such delay actually delays Tenant's commencement of occupancy of the Relocation Premises for the regular conduct of its business, then the "Relocation Commencement Date" set forth in Paragraph 1 of the First Amendment shall be deemed to be delayed until the day on which Landlord substantially completes the Common Area Work.
If, other than due to a Tenant Delay (as defined below), the Substantial Completion Date does not occur by October 1, 2019, then Tenant shall be entitled to a day-for-day credit of Base Rent until the Substantial Completion Date, such credit to be applied against Base Rent on the Relocation Commencement Date (the "Rent Credit Delay Remedy"). If, other than due to a Tenant Delay (as defined below), (i) the Substantial Completion Date does not occur by December 31, 2019, or (ii) the Common Area Work is not substantially complete by December 31, 2019, then Tenant shall be entitled to terminate this Lease upon thirty (30) days' prior written notice to Landlord (the "Termination Remedy"; and together with the Rent Credit Delay Remedy, the "Delay Remedies"); provided, however, if Landlord substantially completes the Relocation Premises Work or the Common Area Work, as the case may be, on or before such thirtieth (30th) day after Landlord's receipt of Tenant's notice to terminate this Lease, then Tenant's termination of this Lease shall be null and void and of no force and effect. The Delay Remedies shall be Tenant's only remedies arising from any such delay in the Substantial Completion Date.
For purposes hereof, "substantially complete" and "substantial completion" shall mean that (i) the applicable work by Landlord under this Paragraph B.2 has been completed, other than minor punchlist-type items the completion of which will not unreasonably delay or interfere with Tenant's occupancy of the Relocation Premises for the regular conduct of business ("Punch-List Items"), (ii) a temporary certificate of occupancy (as evidenced by obtaining all governmental sign-offs on the building permit for the Relocation Premises Work required to permit occupancy of the Relocation Premises) or a permanent certificate of occupancy shall have been obtained for the Relocation Premises (which temporary or permanent certificate of occupancy shall not have any conditions that would restrict or prohibit the use of the Relocation Premises for the Permitted Uses), (iii) the HVAC and other mechanical, electrical, plumbing, and life safety systems serving the Relocation Premises are in good working order (subject to any Punch-List Items), and (iv) the Relocation Premises are free of Landlord's construction-related materials, debris, and trash (other than due to Tenant's entry under Paragraph B.3 below). The foregoing provisions shall be self-operative, but in confirmation thereof at Landlord's request Tenant shall execute and deliver an instrument confirming the date on which substantial completion of such work occurred, provided that any failure by Tenant to execute and return such confirmatory instrument (or to provide written objection identifying the elements of the work that Tenant claims must be completed in order to achieve substantial completion of such work) within five (5) Business Days after its delivery to Tenant shall be deemed Tenant's acknowledgement that the applicable work was substantially complete on the date set forth in such instrument.
Landlord's Construction Documents. Landlord shall prepare the plans and specifications for the Relocation Premises Work with sufficient detail to obtain a building permit for the Relocation Premises Work (the "Construction Documents"). The Construction Documents shall be consistent with the preliminary plans and specifications for the described on Schedule C-2 attached hereto. Tenant shall respond promptly (and in all events within three (3) Business Days) to Landlord's requests from time to time for Tenant's approval of all construction-related items (e.g., carpet and paint selections) not specified on Schedule C-2.
Tenant Work Allowance. Landlord shall provide Tenant with an allowance for the costs ("Allowance Costs") of constructing the Relocation Premises Work in the Relocation Premises for Tenant's initial occupancy (including, without limitation, the so-called soft costs of architectural and engineering fees and construction management fees set forth below) in an amount not to exceed the Relocation Allowance set forth in Paragraph 1 of the First Amendment (such amount sometimes being referred to herein as the "Allowance"). To the extent that the Relocation Premises Work Costs (as defined below) for the Relocation Premises Work exceed the Allowance (such excess being referred to as the "Excess Tenant Work Costs"), Tenant shall pay for the entire amount of the Excess Tenant Work Costs, and Landlord shall not provide any reimbursement therefor.
Landlord shall solicit bids for the Relocation Premises Work from three (3) reputable general contractors designated by Landlord in consultation with Tenant. Landlord shall promptly supply Tenant with such detailed information about bid requests and negotiations with contractors as Tenant may reasonably request. In connection with the bid request for the general contractor for the Relocation Premises Work, Landlord and Tenant shall mutually agree on the selection of the bidder in accordance with the process described herein. Landlord shall
recommend to Tenant one of the three (3) general contractors described above selected in Landlord's good faith determination. Landlord shall notify Tenant of the total fixed-price construction cost of the Relocation Premises Work shown on such Construction Documents ("Base Price"), including the general contractor's so-called general conditions and fees for the Relocation Premises Work and the Relocation Work Estimate at the time Landlord makes its general contractor recommendation to Tenant. The "Relocation Work Estimate" shall mean the sum of (i) the Base Price, (ii) architectural, mechanical, electrical and structural design fees incurred by Landlord for the Relocation Premises Work, (iii) all costs obtaining permits and inspections required by governmental authorities in connection with the Relocation Premises Work, together with the costs of insuring the Relocation Premises Work, to the extent not already included in the Base Price, (iv) Landlord reasonable estimate of Building services or facilities (such as electricity, HVAC, fire alarm plug ins/outs, freight elevator usage, and cleaning, in each case at Building standard rates charged to tenants generally) expected to be required to implement the Relocation Premises Work, and (v) any construction management fee for the Landlord's managing agent providing such construction management services (if the Relocation Work Estimate exceeds the Relocation Allowance as provided below). Tenant shall then have three (3) Business Days to respond in writing either accepting or rejecting Landlord's recommendation. If Tenant fails to respond in writing within such period, Landlord's selection shall be deemed approved by Tenant. If Tenant rejects Landlord's recommendation, then, unless Landlord and Tenant reasonably and mutually determine to select another bidder within three (3) Business Days of Tenant's written rejection, Landlord will accept the lowest responsible bid, in Landlord's good faith determination. If the Relocation Work Estimate exceeds $115.00 per square foot of Rentable Floor Area of the Relocation Premises, Tenant shall, within three (3) Business Days after acceptance of Landlord's recommendation or mutual agreement by Landlord and Tenant as to the general contact, respond to Landlord in writing either (a) approving of such Relocation Work Estimate, or (b) requesting to consult with the architect to value engineer the Construction Documents for the Relocation Premises Work and identify such Relocation Work Change orders as are reasonably requested by Tenant to reduce the Relocation Work Estimate (and if Tenant fails to respond to Landlord on the Relocation Work Estimate within such three (3) Business Day period, Tenant shall be deemed to have approved the Relocation Work Estimate). If Tenant elects option (b) in the foregoing sentence, the time period from Tenant's election to value engineer until Tenant's approval of the new Relocation Work Estimate shall be deemed to be a Tenant Delay and shall be subject to the provisions of Paragraph B.10 below.
The Base Price shall thereafter be subject to adjustment for any Relocation Work Change Orders (if any) under Paragraph B.5 below. The "Relocation Premises Work Costs" shall include (i) the Base Price (as adjusted for any Relocation Work Change Order), (ii) architectural, mechanical, electrical and structural design fees incurred by Landlord for the Relocation Premises Work, (iii) all costs obtaining permits and inspections required by governmental authorities in connection with the Relocation Premises Work, together with the costs of insuring the Relocation Premises Work, to the extent not already included in the Base Price, (iv) all costs of Building services or facilities (such as electricity, HVAC, fire alarm plug ins/outs, freight elevator usage, and cleaning, in each case at Building standard rates charged to tenants generally) required to implement the Relocation Premises Work, and (v) if the Relocation Premises Work Costs exceeds the Relocation Allowance, a construction management fee for the Landlord's managing agent providing such construction management services equal to two percent (2%) of the hard and soft costs of the Relocation Premises Work in excess of the Relocation Allowance.
All costs referred to in this paragraph shall be subject to reimbursement or application by Landlord from the Allowance. In the event that the total amount of the Relocation Premises Work Costs, as reasonably estimated by Landlord, exceeds the Allowance, Landlord may from time to time require Tenant to pay the estimated Excess Tenant Work Costs to Landlord before performing any Relocation Premises Work or otherwise within ten (10) days following receipt of each of Landlord's invoices therefor. Landlord shall have no obligation to disburse or apply any portion of the Allowance or to perform the Relocation Premises Work at any time when there exists a Default under the Lease (or for so long as an event or condition has occurred which with notice and the passage of time would constitute such a Default), until such time as the Default (or the event or condition) has been cured by Tenant.
Change Orders. Tenant may, from time to time, by written order to Landlord on a form specified by Landlord ("Relocation Work Change Order" or "Change Order"), request a change in the Relocation Premises Work shown on the Construction Documents. Landlord shall cause the Relocation Premises Work to be performed in accordance with such Relocation Work Change Order after approval thereof by Landlord. The Construction Documents shall not be modified in any material respect except with Landlord's prior written approval; and all modifications to the Construction Documents, whether material or not, shall be made only by Relocation Work Change Order submitted to and approved by Landlord. Tenant shall be responsible for all additional costs in excess of the Allowance arising from any Relocation Work Change Order as provided in Paragraph B.4 above (including, without limitation, as to each such Relocation Work Change Order, the general contractor mark-ups for general conditions and fees and the applicable construction management fee for Landlord's managing agent providing such construction management services) and shall pay such Excess Tenant Work Costs to Landlord as provided in Paragraph B.4 above.
Landlord's Performance of the Work. Landlord shall be deemed authorized to proceed with the Relocation Premises Work shown on the Construction Documents on the second Business Day after Landlord submits to Tenant the price for the Excess Relocation Premises Work Costs under Paragraph B.4, unless Tenant has then requested that Landlord delay the commencement of the Relocation Premises Work, in which event any such timely request (or any subsequent request) by Tenant to delay the work shall be subject to the provisions on Tenant Delay under Paragraph B.10 below. All Relocation Premises Work shall be performed and constructed by Landlord in accordance with the Construction Documents and in compliance with applicable Laws.
With respect to any Relocation Work Change Order submitted after Landlord is initially authorized (or deemed authorized) to proceed with the Relocation Premises Work, Landlord shall be deemed authorized to proceed with such Change Order immediately upon submission thereof; provided that if Tenant shall specifically request in writing a price estimate for such Change Order, Landlord shall be deemed authorized to proceed with such Change Order on the second Business Day after submission of the price estimate to Tenant if the Change Order has not then been withdrawn.
No Relocation Premises Work shall be performed except in accordance with the Construction Documents, and any Relocation Work Change Orders, approved by Landlord.
Landlord may require that the Construction Documents or any Relocation Work Change Order be revised if, in Landlord's reasonable judgment, (i) the requested work would delay completion of the Relocation Premises Work beyond the Estimated Relocation Commencement Date (unless Tenant acknowledges that such delay shall constitute a Tenant Delay under Paragraph B.10 below), (ii) would increase the cost of operating the Building or performing any other work in the Building (unless Tenant pays such additional costs), (iii) are incompatible with the design, quality, equipment or systems of the Building, (iv) would require unusual expense to readapt the Relocation Premises to general purpose office use, or (v) otherwise do not comply with the provisions of this Lease (including, without limitation, Section 8). Tenant shall be deemed to have agreed to be responsible for any such matters to the extent shown on any Construction Documents prepared by Tenant's architect or requested by Tenant in any Relocation Work Change Orders.
Tenant's Early Access. The Relocation Premises Work to be performed by Landlord under this Exhibit C shall not include the purchase, installation, or testing of any personal property, furniture, computers or telecommunications equipment, or any other specialized business fixtures and equipment or wiring therefor (even if the same may be generally depicted for illustration or space planning purposes on the Construction Documents), all of which shall be Tenant's responsibility under this Paragraph B.7. Tenant shall have the right to access the Relocation Premises prior to the Substantial
Completion Date pursuant to this Paragraph B.7. Prior to the Substantial Completion Date, any entry by Tenant into the Relocation Premises for the purposes of installing Tenant's wiring, furniture, equipment, and personal property shall be subject in each case to (i) Landlord's reasonable approval of the schedule and scope of such work (which shall not delay the performance by Landlord of the Relocation Premises Work), (ii) Landlord's reasonable approval of Tenant's contractors or vendors for such work in accordance with Section 8 of the Existing Lease, (iii) Landlord's receipt from Tenant of copies of all necessary permits for the applicable work by Tenant, if any, and (iv) customary insurance certificates from Tenant's contractors, subcontractors, and other parties acting under Tenant with respect to the applicable work in accordance with Section 8 of the Existing Lease. Tenant shall be responsible for any damage to the Relocation Premises Work or the Relocation Premises caused by Tenant or its employees, agents, contractors, subcontractors, material suppliers and laborers in connection with such entry. Any entry into the Relocation Premises by Tenant (or its contractors, subcontractors, or other parties acting under Tenant) prior to the Substantial Completion Date shall be subject to all of the provisions of the Lease that are applicable to the Relocation Premises during the Term; except for the obligation to pay Base Rent and Additional Rent for Expenses and Taxes.
Close-Out of Relocation Premises Work. On a date reasonably specified by Landlord, Landlord and Tenant shall inspect the Relocation Premises Work for the purpose of preparing a list of the Punch-List Items then remaining to be completed (the "Final Punchlist"). Landlord shall submit the Final Punchlist to Tenant, and Tenant shall sign and return the Final Punchlist to Landlord within three (3) Business Days after its receipt (or, if earlier, by the day before Tenant takes occupancy of the Relocation Premises), noting any items that Tenant reasonably believes should be added thereto. Items shall not be added to the Final Punchlist by Tenant after it is delivered to Landlord except with respect to any such noted items pursuant to the immediately foregoing sentence. If the Final Punchlist is
not timely delivered by Tenant, then the Relocation Premises Work shall be deemed final and complete, and Landlord shall have no further obligation to cause any other Relocation Premises Work to be completed, other than the Punch-List Items specified in Landlord's Final Punchlist and the correction of latent defects as provided below. With respect to items on the Final Punchlist not in dispute, Landlord shall cause such Punch-List Items to be completed in a diligent manner during regular business hours, but in a manner that will seek to minimize interruption of Tenant's use and occupancy , and if completion of some or all of the Punch-List items will cause an unreasonable interference to Tenant's use and occupancy of the Premises, then Landlord shall complete those Punch-List Items outside of regular business hours. Landlord shall use commercially reasonable efforts to complete the Punch-List Items within sixty (60) days after the Substantial Completion Date.
Within ninety (90) days after the completion of all items of Relocation Premises Work listed on the Final Punchlist, Landlord shall provide Tenant with a final invoice prepared by Landlord for all Excess Tenant Work Costs. Such statement shall be conclusive between the parties unless the statement is incorrect and is disputed by Tenant by notice to Landlord given within ten (10) days after Tenant's receipt of the statement, specifying in reasonable detail any disputed items. Upon issuance of such final statement, there shall be adjustments between Landlord and Tenant to the end that Landlord shall have received the exact amount due to Landlord hereunder on account of Excess Tenant Work Costs, after the application of the entire amount of the Allowance. Any overpayment by Tenant shall be refunded to Tenant or credited by Landlord against the next payments of Base Rent. Any underpayment by Tenant of the Excess Tenant Work Costs shall be due and payable, within thirty (30) days after receipt of such statement.
Except for latent defects and uncompleted items of Relocation Premises Work specified in the Final Punchlist, Tenant shall be deemed to have accepted all elements of the Relocation Premises Work on the Relocation Commencement Date. In the case of a dispute concerning the completion of items of the Relocation Premises Work specified in the Final Punchlist, such items shall be deemed completed and accepted by Tenant upon the delivery to Tenant of a certificate of Landlord's architect or contractor that such items have been completed in accordance with the Construction Documents, as amended by any Change Orders approved by Landlord. In the case of latent defects in the Relocation Premises Work appearing after the Relocation Commencement Date, Tenant shall be deemed to have waived any claim for correction or cure thereof on the earlier of (a) the date thirty (30) days after the date such defect was discovered by Tenant if Tenant has not then given notice thereof to Landlord or (b) the date fifty one (51) weeks following the Substantial Completion Date if Tenant has not then given notice of such defect to Landlord. With respect to items as to which Tenant has given adequate and timely notice hereunder, and if the period during which Landlord's contractor is responsible to remedy or replace faulty materials or workmanship has not expired, Landlord shall use commercially reasonable efforts to cause Landlord's contractor so to remedy, repair, or replace any incomplete, defective or malfunctioning aspects of the Relocation Premises Work that materially affect Tenant's occupancy of the Relocation Premises, such action to occur as soon as practicable during normal working hours and so as to avoid any unreasonable interruption of Tenant's use of the Relocation Premises. If timely and adequate notice has been given and if Landlord has other guarantees, contract rights, or other claims against contractors, materialmen or architects, Landlord shall, with regard to any incomplete, defective or malfunctioning aspects of the
Relocation Premises Work that adversely affect Tenant's occupancy of the Relocation Premises, use commercially reasonable efforts to enforce such guarantees or contract rights. The foregoing shall constitute Landlord's entire obligation with respect to all incomplete, defective, or malfunctioning aspects of the Relocation Premises Work. Landlord agrees that its construction contract with its contractor that is performing the Relocation Premises Work shall provide for an industry-standard warranty from such contractor for one (1) year following the Substantial Completion Date.
Tenant's Authorized Representative. Tenant hereby designates John McCabe to serve as Tenant's Authorized Representative, who shall have full power and authority to act on behalf of Tenant on any matters relating to the Relocation Premises Work. Tenant may from time to time change the Tenant's Authorized Representative or designate additional Tenant's Authorized Representative(s) by written notice delivered to Landlord in accordance with the Lease.
B.10
Tenant Delays. Tenant acknowledges that that substantial time will be required on its part to provide complete information concerning its requirements to the architect and engineers for the Relocation Premises Work, that Tenant must make timely decisions as and when requested hereunder, that time is of the essence to Landlord in causing the Relocation Commencement Date to occur as early as possible, and that Tenant will cooperate with Landlord to achieve the earliest possible Relocation Commencement Date. Any delay in the commencement or in the performance of the Relocation Premises Work that actually occurs as a result of any of the following is referred to herein as a "Tenant Delay":
any failure by Tenant to timely respond to requests for information necessary to complete the preparation of the Construction Documents or to carry out the Relocation Premises Work within three (3) Business Days;
any failure by Tenant timely to approve a substitute for any materials, equipment, designs, processes, or products shown on the Construction Documents that are not readily available to Landlord's contractor to acquire in a timely manner and incorporate into the Relocation Premises Work in the ordinary course without delay,
any Relocation Work Change Order causing a delay in the commencement or performance of the Relocation Premises Work, whether or not such requested Relocation Work Change Order is actually implemented,
any failure of Tenant to act in a timely manner as required hereunder on any construction-related question or matter,
any request by Tenant that Landlord delay the commencement of, or delay or suspend the performance of, any element of the Relocation Premises Work (it being agreed that Landlord is not required to comply with such request and may decline to comply therewith in its sole discretion), or
any delay due to any interference or damage caused by Tenant or any Tenant Party, (including without limitation any equipment vendors) arising from Tenant's entry into the Relocation Premises under Paragraph B.7 above.
For each day of Tenant Delay, the "Substantial Completion Date" shall be deemed to be one day earlier than the actual date thereof, and the Relocation Commencement Date and Tenant's obligation to pay Base Rent and additional charges shall be accelerated accordingly under Paragraph 1 of the First Amendment.
Schedule B-1
Description of Common Area Work
Upgrade common area and restrooms on the thirteenth (13th) floor to be of equal quality to those on the twelfth (12th) floor.
Finishes consistent with those attached to this Schedule B-1.
Preliminary Plans for Relocation Premises Work
The Relocation Premises Work shall consist of Landlord's build-out of the Relocation Premises as follows:
the office lay-out in the locations generally shown on the preliminary plans attached hereto, and
finishes consistent with the finishes in the Original Premises on the twelfth (12th) floor of the Building and shown on the pages attached to this Schedule B-2.


Slot Free Font – Designed by Adrien Coquet & Hugo Dath. Slot is a rounded font with a semicircle pattern. Slot is tottaly free both for personnal and commercial projects. However, please support this font by appreciate this project 🙂 Many thanks !


A very fine looking oil painting on board of a view of Dover Harbour, with the White Cliffs in the background, by the renowned Victorian artist Thomas Bush Hardy.
The painting, which dates around 1880 shows a choppy sea on the coastal approach to the harbour, with figures standing in front of cottages, as a fishing boat leaves the harbour. The view is from the western part, around the Great Fall area, with the Barracks just visible behind the cottages. The edge of the shore and path is strewn with equipment and fishing gear and the two lighthouses are visible behind. The painting has been executed in a similar way to his marine watercolours, with a loose hand and a very deft touch for the details. The painting has been roughly signed in the lower left corner, but is recognisable if you know his paintings, in the same way as his style of work. The painting has been taken out of its old frame and remounted framed and glazed, in order to protect it. The new glass is non reflective, so does not take anything away from the painting. Condition is very good. The old frame is available, should the buyer want it.
Thomas Bush Hardy (1842-1897) was a famous marine painter and watercolourist from Sheffield. He is known, primarily, for his works of vessels of ample size and sail area and professional fishing boats. He was a prolific artist and the watercolours are often heightened with body colour. He was particularly popular for his watercolours and these works are more widely collected than the rarer oils. He travelled in Holland & Italy. He exhibited at Royal Academy, Royal Society of British Artists, New Watercolour Society, Fine Art Society, Royal Society of Painters in Watercolour, Royal Society of Painters in Oil & elsewhere. Examples are in many major collections, including the Victoria & Albert Museum & the British Museum.


I want to thank the community for really coming together on this project. The site is looking fantastic!
I've set up a few more sections that requiring simple importing from the game or even similar submissions.
We welcome anyone that wants to chip in. There is so much that can be added. We are really looking for community guide submissions and information on emblems. The bulk of the crafting sections involves a lot of mundane data entry which I'm trying to get out of the way. I have to shout out Jolernaught for initiating the equipment pages!
We are definitely keeping with the pace of the localization. If there are sections you would like to see added in the wiki, please post them here or message me. Similarly, you can start the page and contribute that way, even you are a novice at wiki-ing. We are good at situating related pages where they need to be!


text:
Q: recognize formatted numbers using regex 1      #valid
1,5    #valid
1,5,   #invalid
,1,5   #invalid
1,,5   #invalid
       #'nothing' is also invalid

The number of numbers separated by commas can be arbitrary.
I'm trying to use regex to do this. This is what I have tried so far, but none of it worked:
"1,2,," =~ /^[[\d]+[\,]?]+$/      #returned 0
"1,2,," =~ /^[\d\,]+$/            #returned 0
"1,2,," =~ /^[[\d]+[\,]{,1}]+$/   #returned 0
"1,2,," =~ /^[[\d]+\,]+$/         #returned 0

Obviously, I needed the expression to recognize that 1,2,, is invalid, but they all returned 0 :(

A: Your patternsare not really working because:

*

*^[[\d]+[\,]?]+$ - matches a line that contains one or more digit, +, ,, ? chars (and matches all the strings above but the last empty one)

*^[\d\,]+$  - matches a line that consists of 1+ digits or , symbols

*^[[\d]+[\,]{,1}]+$ -  matches a line that contains one or more digit, +, ,, { and } chars

*^[[\d]+\,]+$ -  matches a line that contains one or more digit, +, and , chars.

Basically, the issue is that you try to rely on a character class, while you need a grouping construct, (...).
Comma-separated whole numbers can be validated with
/\A\d+(?:,\d+)*\z/

See the Rubular demo.
Details:

*

*\A  - start of string

*\d+ - 1+ digits

*(?:,\d+)* - zero or more occurrences of:

*

*, - a comma

*\d+ - 1+ digits

*\z - end of string.

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Highly manuverable without sacrificing performance area.
The most popular model of hydraulic autostage, the SL-250 combines both size and strength to become the sought after choice of universities and small festivals across the country. With a 32' x 24' performance area, the SL-250 is large enough to fulfill almost any rider, yet its footprint is small enough to fit into limited areas. Not only a space saver, the SL-250 saves time as well. With a setup time of under two hours with as few as two hands, the SL-250 is great for events with tight scheduling.
The SL-250 has available three-sided vinyl weather protection. Providing seamless coverage from the elements, these walls will also enhance lighting effects to give your event a more professional look. Removable panels cut into the side walls allow access to loading ramps and stairs without compromising the integrity of the weather protection.
To increase visibility of your event and its sponsors, the SL-250 can have custom softgoods mounted to both the stage roof and the sound wings. This helps generate visibility for your sponsors and adds a finished look to your stage.
Despite its size, the SL-250 has a very high rigging capacity. A roof capable of supporting 12,000 lbs allows the SL-250 to easily handle most lighting plots. Like the other SL models, the SL-250 has built-in rigging points strategically placed for optimal lighting positions.
In addition to the lighting points, the SL-250 also comes with sound wing extensions capable of holding 1,000 lbs per side. These heavy duty extension wings make it easy for the SL-250 to support any configuration of speakers an event may require. Standard 8' x 8' sound wings on either side of the stage also allow speakers to be ground-stacked without detracting from the performance area.
INTERESTED IN SL-250 MOBILE STAGE?


text:
Established in 1974, ECONorthwest has over three decades of experience helping clients make sound decisions based on rigorous economic, planning and financial analysis. ECONorthwest provides professional economics, planning, and financial consulting services and expert testimony for a wide variety of private and public sector clients throughout the United States and worldwide.
ECONorthwest is an economics consulting firm headquartered in Portland, Oregon, with offices in Seattle, Bend, Boise, Eugene, and Los Angeles. The firm has a 45-year history of economic policy analysis supporting public decision-making related to urban development, social and educational policies, and natural resources. ECONorthwest has an immediate opening for a full-time Staff Accountant. The…
Real Estate Development Analyst
ECONorthwest, a leading West Coast economic consulting firm, has an immediate opening for a full-time real estate development analyst in its Planning and Development practice. ECONorthwest is a 60-person consulting firm with offices in Portland, Seattle, Los Angeles, Boise, Bend, and Eugene. ECONorthwest is seeking an experienced professional with expertise in real estate finance and/or…
Natural Resources Project Director
ECONorthwest is an economics consulting firm headquartered in Portland, Oregon, with offices in Seattle, Bend, Boise, Eugene, and Los Angeles. The firm has a 45-year history of economic policy analysis supporting public decision-making related to urban development, social and educational policies, and natural resources. ECONorthwest has an immediate opening for a full-time Project Director in…
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text:
Launch a new venture
Build a venture studio
FbTwInLi
At High Alpha Innovation, we move beyond "innovation theater" by creating tangible solutions with some of the world's most innovative organizations.
Innovator's Solution
Innovator's Dilemma
Corporate Venture Studio
Transformative Innovation
Name for Innovation Program
It's no secret that technology has drastically changed the way most sectors of the economy operate. The companies that are going to survive to today's era are those that are able to embrace innovation and remain ahead of their company. With this in mind, there are a few ways that the world's most innovative companies operate. In general, the definition of an innovative company is that that doesn't fight change but actively embraces it and seeks it out in an effort to improve the quality of both the products and services they provide to their clients and consumers.
In order for a company to be seen as one of the world's most innovative companies 2018, there are a few characteristics that exhibit. First and foremost, any company that wants to be seen as innovative needs to take steps that foster an innovative culture. This doesn't mean throwing more money into R&D but means discussing innovation with front-line employees. Talk with them about areas for improvement, ways to implement a new system, or how to reach a larger customer base. Customer support likely also has a lot of valuable insight and ideas because they deal with complaints from customers on a regular basis. Remember that big ideas for innovation can come from almost anywhere in the company and don't have to come exclusively from the R&D department.
Next, in addition to working with the company's employees, it is important to speak with the customers as well. Listen to customers and partners. Creating innovative ideas means getting to know the customers on an intimate basis. By figuring out what the customer wants and is looking for, the company is going to come up with a lot of new ideas. Few companies actually involve their customers early on in the process and this is a way for a company to get ahead of their competition.
Finally, after talking to the customers and employees, it is important for marry insight from both the internal and external settings. What the customer wants and expects needs to be married with the abilities of the company. Find a way to bring these two expectations together. This is how a company is going to be able to stay ahead of their competition and innovate. Importantly, this is an ongoing process, not something that is ever meant to be marked as "finished." Continue to involve both the customer and the employees throughout this process. This will help a company not only be viewed as one of the world's most innovative companies 2019 but lead to an improved bottom line as well.
Most Innovative Companies by Sector
While there is innovation happening throughout almost every area of the economy, this is happening in some places more often than others. Understanding where this innovation is taking place is going to help people figure out where to look for inspiration and ideas. Often, economic sectors that work directly with new technology are prime areas for innovation.
Most innovative engineering companies are going exactly that. The biomedical engineering sector is currently a hot area for innovation. These companies are working on new forms of wireless technology, innovative sensors, and even prosthetics that can be used to help patients all over the world. Aerospace engineering companies are also working on ways to improve the rate of space travel to the moon while also thinking about deep space targets.
Most innovative tech companies are trying to find ways to improve life here on Earth as well. New forms of technology come in the form of more powerful computers, new smart devices, virtual reality technology, and more. The pace of technological advancement is increasing. This is due to the innovative minds of the professionals who work at technology companies.
Many times, the goals of most innovative startups involve disrupting the market directly. Startup companies are often born out of an idea that is innovative. This might come in the form of a new medical idea, a new technological idea, or simply a new method for completing an old process. Startup companies are a great source of innovative ideas and have the ability to disrupt the market directly. This might take the form of a company such as Netflix twenty years ago or even Facebook about ten years ago. Even Microsoft was, at one point, seen as a startup company. Having a new, innovative idea can lead to the growth of a startup that might grow into one of the most powerful companies in the world.
Fast Company Most Innovative Companies
Every year, Fast Company creates a list of the most innovative companies in a variety of areas including industry and culture. The company works hard to review some of the most innovative companies in a world that is highly volatile in today's era. Not all of the Fast Company most innovative companies 2018 have made it to the list of Fast Company most innovative companies 2019. Furthermore, there is also a Fast Company most innovative companies application that companies can make to try and join the list. There is a Fast Company most innovative companies deadline for those who are looking to file this application. Those who are looking to fill out the Fast Company most innovative companies 2020 application should also familiarize themselves with the Fast Company most innovative companies FAQ. There will be a lot of important companies on the Fast Company most innovative companies list for the upcoming year.
There have been a number of well-known companies that have made the list of Fast Company most innovative companies. Some of the notable companies include the National Basketball Association (NBA) for working hard to create an environment where every fan can have a courtside seat. In Southeast Asia, Grab also made the list for its
innovative efforts to leverage transportation as a platform to create a super app. Even the popular Walt Disney Company made the list for diving into the world of streaming with their new Disney + platform, which is going to have a tremendous amount of their popular Star Wars content present. Stitch Fix also recently made the list for the way they are changing the retail business. Companies that are looking to join the ranks of the Fast Company most innovative companies should think about the impact they might have on the local sector. They might have made their mark in such a way that Fast Company is willing to offer some recognition with an award.
Forbes Most Innovative Companies
In addition to Fast Company, Forbes also creates a list of their most innovative companies every year. The Forbes most innovative companies do rotate from year to year. The Forbes most innovative companies 2018 are unlikely to be identical to the Forbes most innovative companies 2019, which is a reflection on how quickly the economy changes from year to year. There are a few Forbes most innovative companies 2017 that might still be represented, but the Forbes innovative companies 2019 list is likely to look at little bit different. In addition to companies, there is also a list of Forbes most innovative leaders that is going to be released in 2019.
Forbes takes a unique approach when trying to come up with a list of the most innovative contests. The popular company knows that many of these lists are mere popularity contests or are developed based on a whim. Forbes tries to do this in a different way with their Forbes world's most innovative companies 2019. They rely on the wisdom of the crowd, looking at the popular investment targets and relying on them to identify the cornerstone companies of the future.
The companies are ranked based on the difference between their market value and their current amount of cash. This is a good marker of a company's support from the general public. Some of the companies that have been represented on their list include the streaming giant Netflix, the popular electric car company Tesla, Workday for their innovative platforms, and even Hindustan Unilever. The list changes from year to year and the company is primed to published another list of Forbes most innovative companies in the near future.
Innovative Businesses in India
There is a powerful ecosystem of innovation currently taking place in India as well. Some of the companies currently leading this charge include Wipro, Mindtree, and Infosys. These companies are at the top of the list of creative companies in India and come to most people's minds when they think about innovative company names in India. The recent innovation by 3 Indian companies has the potential to change not only the landscape of the local environment but also the world as a whole. This is the goal of some of these top innovative companies such as Mphasis, LTI, and Tata Consultancy Services.
The most innovative companies in India 2018 are not guaranteed to be the most innovative companies in India 2019. This means that the door is open for plenty of other innovative companies that are looking to join the innovative race. When companies work together to create innovation, this improves society not only in India but in the world as a whole. Therefore, companies should be actively thinking about ways to affect change through innovation, developing new technologies and also making novel ideas a reality. It will be exciting to watch the innovative community in India continue to grow and develop in the coming years.
High Alpha Innovation
As the pace of innovation quickens, it's harder than ever to compete and win. High Alpha can be a critical partner to help you accelerate your corporate innovation initiatives. Our corporate partners join us in each step of the business creation cycle, building new businesses together. Learn more about High Alpha Innovation's offerings here.
Stay up to date on the latest with High Alpha Innovation, our work, and the future of the venture studio model.
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text:
REO MOTORISED VARIABLE TRANSFORMERS USED FOR MARINE PROPULSION CONVERTER DEVELOPMENT
Modular multi-phase inverters developed specifically for the international military and commercial marine markets by Converteam of Rugby (formerly ALSTOM Power Conversion) are subject to continual development to ensure maximum control and efficiency. Converteam&rsquo...
Portable Measuring Instrument for Vibratory Feeders
A measuring instrument designed to facilitate the development, tuning and servicing of vibratory equipment, such as conveyors or bowl feeders, has been introduced by REO. The hand-held device - REOVIB SWM 3000 - is used in conjunction with an accelerometer that is at...
Harmonious outcome for Thyristor controller
A new power controller, employing novel technology has been developed by REO. Called the 'REOTRON MEW 700/50 2S', the controller operates on the phase-angle principle but, unlike traditional systems, it reduces harmonics (power factor) and provides a smoo...
EMC filters – the technology and their application explained
Selecting an EMC filter based upon typical test house protocols employing a conventional 50  source and 50  load impedance test does not guarantee the connected product will not cause (or suffer) problems in the field due to conducted emissions (or im...
A multi-function AC power supply offers variable voltage and frequency
A new versatile switch-mode AC power supply unit that provides a step-less adjustment of output voltage and frequency, with a choice of either analogue or digital control, has been introduced by REO (UK) LTD. The unit can be used in voltage, current or power regulati...
Current limiter guards against current in-rush problems
A new current limiter module, designed to reduce the current surge when loads such as transformers (especially toroidal types), switch-mode power supplies or small motors are first switched on, has just been introduced by REO UK Ltd. Key features are said to be compa...
New transformer offers high efficiency even under low/no load conditions
A new range of transformers that are designed specially to operate in applications where an electrical system operates much of the time in stand-by mode has been introduced by REO (UK) Ltd. They offer significant energy savings as a result of high operating efficiencies...
Taming Harmonics
Minimising harmonic pollution of the public electricity supply is an issue, which, with good reason, is being given more and more attention. John Symonds of REO UK Limited examines why harmonics are an issue, and explores some of the options available for harmonic co...
REO copes well with high currents
As current rises, EMC conformance and system protection becomes more costly and the choice of solutions diminishes. Installers, panel builders, systems integrators and drive suppliers not only have to conform to European Union Directives and G5/4 but also have to consid...
Cutting through the standards puzzle
To help demystify the new EMC Directive, REO has published a series of FREE mini guides, which can be posted or downloaded from their website The new Directive puts the onus on virtually everyone in the supply chain including designers, system integrators, panel builder...
Sunny future for green energy
We have used the sun for drying clothes and growing food for thousands of years but only recently have we harnessed its power. With a focus on alternative and renewable energy increasing globally, REO (UK) Ltd has launched a solar transformer that allows this power t...
Setting new standards for healthcare EMC
From November of this year, all medical electrical equipment and systems supplied in the EU must comply with a tough new electromagnetic compatibility (EMC) standard – EN 60601-1-2:2001. John Symonds of REO UK examines the need for this standard, discusses its imp...
Transformer sales up as new medical EMC standard kicks in
REO (UK) has reported a sales surge in its range of REO-MED medical isolation transformers, which it puts down to the medical industry's preparation for the new EMC standard that comes into play in November 2004. The introduction of this tighter standard for medical ...
Free technical guide filters out drives gobbledegook
Installers of AC variable speed drives are now faced with a myriad of confusing technical issues about filters and ancillary equipment. REO UK has therefore issued a new free technical guide called "Application Notes for Drive Engineering", which is now available. The g...
REO introduces range of high current transformers
REO UK Ltd, the manufacturer of power quality and power management equipment has introduced a new range of high current transformers. The new units are based on the current transformer principle with single or multiple secondary turns. The range produces an output volta...
Advanced braking resistors benefit lifts and escalators
REO has produced its largest ever braking resistors to absorb the surplus energy generated by lifts and escalators during their people laden descents. These new products, specific only to REO, are sealed to IP64, so can withstand extremely dusty and damp environments...
REO-MED transformers deliver safe, reliable power for medical applications
REO (UK) Ltd is now supplying a range of REO-MED medical isolation transformers, which provide an ungrounded power supply system that improves the reliability of the supply voltage and reduces the leakage current. This effectively eliminates the potential for high touch...
REO test systems for motors and frequency drives
REO is now producing special systems under the REOLAB 340 banner, which provide a variable voltage supply for testing motors. Inverters produce harmonic rich currents on the mains supply side, which increases the I2R losses in the supply transformers and causes addit...
Free guide to transformers
REO UK has released a new detailed guide, which provides information about various types of transformers and their applications. The Transformer Guide also details the theory, functions and actions of transformers and gives an overview of their history and the future...
REO puts choke production on full throttle
In response to increasing demand for power quality equipment, specialist manufacturer Reo has invested substantially in two new fully automatic coil winding machines. Reo can now make its ranges of compensation chokes, DC link chokes and storage chokes at rates of up to...


text:
"Alice" Episode 5 And 6 Review
Published September 13, 2020 11:24 pm By Jass K.Categorized as Kdrama Reviews
"Alice" is one of the hottest currently airing kdramas, it's been consistently doing well in ratings and getting favorable reactions from netizens around the world.
I am one of the people who have been enjoying it a lot, however, as you can guess from the title, I am not so sure I like it anymore after episode 5 and 6 aired.
Below is a subjective review of episode 5 and 6, its my personal opinion so don't get too trigerred, if you'd like to discuss my point or refute it, please do so in the comment section of this article.
Tae Yi and Jin Gyeom becoming romantic?
The biggest issue with "Alice" as of this writing for me has to be the insinuation that Tae Yi is falling for Jin Gyeom, its not only weird but disgusting. Joo Won and Kim Hee Sun share good chemistry as a mother-son, and she looks old enough to be his mother, trying to reverse that doesnt feel right.
This week's episodes of "Alice" were difficult to get through, especially the 6th episode. I couldn't watch it in one go.
Throughout episode 5 and 6, they begin to hint that Tae Yi is falling for Jin Gyeom. As far as we know, she is his biological mother, but towards the end of the 6th episode, we understand that we're working with the concept of a parallel universe, meaning a lot of copies of you could exist in their own space, all good but still, the fact the writer is pushing it in that direction is really irking me.
I don't understand the justification behind trying to romantically get them involved together, some people think its for 'comedic relief,' but in any moment they hint at a relationship, its not done with bouncy goofy music but rather a serious tone giving me the indication that they actually mean it.
Biologically, she is his mother, Jin Gyeom has half her DNA, whether she's his mother in this world or not isn't that relevant because the concept itself is f-ed up. What is incest doing in this drama?
I doubt the writer would ever go that way because it doesn't make an ounce of sense for him to do so, not to mention the backlash it'll get, but he seriously shouldn't even have included some of the scenes he did in episode 5 and 6.
"Alice" has a very interesting concept and the drama is fun to watch, there is no logical need for that particular thing to be included.
I would've preferred for their relationship to have been fully platonic. I get why Tae Yi would fall for him, he's hot and saved her at least 100 times already, we'll talk about that later, but it also could've played out differently. She already knows that his mother resembles her a lot, I don't think she saw the photo but she still isn't dumb.
The other issue is, Jin Gyeom is difficult to read because of his condition, so now I am confused. I know she reminds him of his mother but I can't tell anymore why he's trying so hard to protect her going the extra mile like that. I highly doubt he'd ever consider her anything but his mother look-alike but the entire relationship has been tainted for me.
Saving Tae Yi over and over again
Tae Yi is portrayed as a strong independent smart woman. However, each damn episode, she gets saved about 2-4 times. I understand it for the first couple of times, but it gets pretty annoying by the 10th time.
Jin Gyeom now knows that time travel is real; I don't understand why he's still acting suspiciously about it. You travelled back in time already, what more proof do you need?
And considering the fact that he values Tae Yi because she resembles his mother so much, I don't understand why he's always placing her in difficult situations where she needs to be defended. He already knows that he's dealing with something bigger than him, but he still does that.
This is like a cheap trick by the screenwriter to make us invested in the drama, the thing is…. "Alice" doesn't need it. It would still be interesting regardless, focus on the murders and shift away from Jin Gyeom placing people in danger for asking them for favors, then rescuing them over and over again. It's becoming annoying and we're only 6 episodes in. "Alice" has 10 more episodes to go.
What's bothering me is that we'll likely keep seeing this scenario repeated at least 10 more times because it became clear to me that someone is trying to destroy all Jin Gyeom's efforts to figure out Alice. And I believe there are people trying to kill the ones in the present time to stop them from developing Alice… I might be wrong on what it is exactly, but I know the leads will be targeted over and over again.
Is Do Yeon annoying?
A part of me dislikes her attempts, but the other part understands her reaction.
She's loved him ever since high school; she'll naturally freak out and be scared for his well-being. Her reactions are warranted, but at times, she feels like a tool the screenwriter uses to relay information and create conflict but disappear when no longer necessary.
The actress behind this character is very cute and talented. She deserves better.
I've seen a lot of fans complain about her character. I understand their point of view but I also understand hers. I desperately wanted the screenwriter to pair them together as a couple because I actually think they have great chemistry and would make a good couple, creating romantic moments between them is more logical to me, yet, the screenwriter thinks it's a good idea to insinuate that we have incest going on.
I certainly hope that in episode 7, the screenwriter draws a line. I don't understand whats going on with SBS that they're unable to air a drama at this particular time slot without creating issues, "backstreet rookie" and "The King: Eternal Monarch" aired at this timeslot and suffered from issues relating to the plot…. why create an issue when you don't need to do it?
Will The Reviews Continue?
People might call me a hater but honestly, I wanted to like "Alice." I am a huge fan of everyone involved in this project and the issues I have with this drama have nothing to do with actors who are only doing their job.
However, episode 6 really took me out of the feel I had for the drama. I am no longer as excited for next week's episodes. I know this might be an overreaction to some of you, but I don't like how the screenwriter is dealing with the characters at all.
I don't know if I'll watch "Alice" next week or not. I might do it to put out a half-way run review.
This is sad because I desperately wanted to see Joo Won on screen for more than 6 hours. I might wait for it to be finished then binge-watch at once and put out a spoiler-free review of the entire drama.
Tagged Alice
Joan Jaffry says:
September 19, 2020 4:56 pm at 4:56 pm
I don't know if I'm stupid or what, but the reviews for next episode kinda hint us that someone gonna try to kill Tae Yi, but the concept of time travelling here is multiuniverse. Even though they succeeded killing her, Alice will still be there in 2050, am I right? And I just found it bizzare that Tae Yi got pregnant in her 60 (if I'm not wrong her age in 2020 is 35, but I could be wrong)
Elizabeth Pan says:
Yes, I also feel it's going the wrong way. Even if they are trying to act like that's not his mom, she still looks exactly like her. There is also the fact that, that was her name when she is with her boyfriend Min Hyuk who time travels too (he called her Tae Yi). Then the woman that was Tae Yi's friend when she was a time traveler hints that it is Tae Yi just at a different point in time. Wherever they are going with this it better not be to make a look alike mother and son be together. That's just wrong.
I've read some fans blog and Tae-yi 2050 is likely a time traveller herself. I mean that she go to 2050, meet Min-hyuk, then go to 1992, then died in 2010. That's the most logical explanation could be. And now I think we don't need to worried about the romance between mother and son, I think the writer just wanna hint it a little to create a sensation. But realizing this drama is a multi universe time travel is kinda bring me down, cause you just creating another "world" every time you go with no consequence, that part really pissed me off.
ghang says:
October 4, 2020 9:52 am at 9:52 am
i like the drama at first its so nice i cried a lot when his mother is killed the chemistry of mother and son is so very nice….but how come in other episode its make me uncomfortable when the look alike and the same name of his mother become like romantic..even though she is not his mother it feel me so very disgusting…
leomi says:
October 4, 2020 10:10 am at 10:10 am
the beginning of the episode its so awesome thats why i continue to watch. every episodes is aired i can't finish the whole. i skip all the time when tae yi and jin gyeum is showing a romatic scene .why they are not going to focus a romance with the father and the mother..when min hyuk saw her its make me happy that he found the love of his life..
but when they are showed the romance between tae yi and jin gyeum its feel me very uncomfortable because of the same face and same name of his mother. its so very pissoff to me.and this women is flirting with him..its so disgussting.but then, i will continue to watch this drama..
but when they are showed the romance between tae yi and jin gyeum its feel me very uncomfortable because of the same face and same name of his mother. its so very pissoff to me.and this women is flirting with him..its so disgussting.the genre of this dramabut then, i will continue to watch this drama..
I absolutely loved it the first few episodes.. but i think i lost it when they moved in together and there was a "romantic" moment where he reached for the tissues in the top shelf to help her get it. The only thought that was running through my mind was "this is so fked up im scared of what's gonna happened next". The writer really should get it together. The plot is already amazing but its repetitive and this incest is so unnecessary and such a turn off
Mercy says:
No question about the performance of the actors. I just got so many questions still left unanswered. I saw some inconsistencies.
Anyway there a still 2 more episodes. I hope previous unclear events will be explained in ep.15 and 16.
March 6, 2021 2:37 pm at 2:37 pm
I am from India, thought we Asians are alike when it comes to relationship, say once son looks at other if they have resemblance of his mother, should be treated with respect , give some affection to her. Son and mother bonding is very strong compared to other relationship and it can't be taken lightly, but in this last few episodes I am kind of disappointed to watch some incest scenes. There could be few cases of odd reality, but please remember that there are all kinds of audience (amateur, kids )who may watch/watched these kind of drama. Wondering how come director and key characters agreed to act such scenes that too showing them as positive characters.


Abstract: This paper considers the problem of the multiple-input multiple-output (MIMO) Gaussian broadcast channel with two receivers (receivers 1 and 2) and two messages: a common message intended for both receivers and a confidential message intended only for receiver 1 but needing to be kept asymptotically perfectly secure from receiver 2. A matrix characterization of the secrecy capacity region is established via a channel enhancement argument. The enhanced channel is constructed by first splitting receiver 1 into two virtual receivers and then enhancing only the virtual receiver that decodes the confidential message. The secrecy capacity region of the enhanced channel is characterized using an extremal entropy inequality previously established for characterizing the capacity region of a degraded compound MIMO Gaussian broadcast channel.


Maybe it's the LeBron James effect, but a large number of pundits and fans across the NBA have already written off the Toronto Raptors before the Eastern Conference finals have even begun.
The Cavs entered the postseason as the No. 1 team in the East with a 57-28 record, and the Raptors weren't far off at 56-28. At BetOnline the Cavaliers have a staggeringly high series price of -1500, with Toronto coming in as a +950 long shot. The wine and gold were 11-point favorites in Game 1 as of Tuesday afternoon.
The Raptors took two of three from the Cavs in the regular season, including a memorable clutch buzzer-beater by point guard Kyle Lowry on February 26 that lifted Toronto to a 99-97 victory. So why are the odds so out of whack?
For starters, the Cavaliers have been on an absolute mission in the postseason. Cleveland swept Detroit and Atlanta in the first two rounds and barely broke a sweat in both series. The Cavs are rolling at the right time, and they have a massive edge over Toronto in the experience department.
When examining general offensive stats, it's interesting to note just how similar the Raps and Cavaliers were in the regular season. I'm not saying the Dinos will win the East, but it does seem like the bloated Cavs series price and the -11 number is a bit of an exaggeration.
Take a look at the similarities for yourself. Do you think the Raptors stand a chance in this series?


text:
Network does a disservice to survivors of boat accident
A few years ago, Terry Mattingly, nationally syndicated columnist, wrote about a conversation he had with famed ABC news anchor Peter Jennings.
Jennings described the typical story involving survivors of some sort of disaster. A reporter will ask, "How did you get through this terrible experience?"
The survivor often answers, "I don't know. I just
prayed. Without God's help, I don't think I could have made it."
Jennings said this tends to be followed by an awkward silence, after which the reporter, in not so many words, asks, "Now that's very nice, but what really got you through this?"
The awkward pause, he said, represents the gap between the way most Americans and journalists view matters of faith and religion.
That gap looked like the Grand Canyon the other day as the late Jennings' former network reported on a boating accident in Utah's Bear Lake on the show Good Morning America.
Three young girls and the 45-year-old father of two of them died when a sudden storm arose, causing waves to capsize their boat in cold water. Two girls, Tiffany Stoker, 14, and Tylinn Tilley, 13, survived despite spending hours in the water.
Tilley's father told KSL that medical professionals said it should not have been possible for them to go so long without succumbing to hypothermia.
From the girl's point of view, however, there were unseen powers at work. Tylinn Tilly described feeling someone grab her lifejacket and pull her away from danger when the boat capsized, threatening to trap her beneath it. She and Stoker became separated from the rest, and they kept each other going by saying prayers — sometimes yelling prayers so each other could hear over the waves, wind and thunder — and singing songs they knew from the Primary organization of The Church of Jesus Christ of Latter-day Saints.
They told all of this to the crew from Good Morning America. But when the segment aired, it didn't mention a single word about faith, prayers or Primary songs.
Instead, it credited the girls' survival to a song from the Disney movie, "Finding Nemo," using a clip of the animated character Dory saying, "Just keep swimming."
After a Facebook post about the segment generated several outraged responses, including phone calls and texts to the network, the show updated its website so the headline read, "Utah teens credit friendship and prayer for keeping them alive," although the video itself didn't change. Meanwhile, the network's official response to inquiries from KSL about the segment was, "No comment."
Tilley's father told KSL he believes all the talk about religious things made a reporter or producer uncomfortable. "We had all mentioned too much of God, faith, religion," he said. "Some person doesn't believe in God, and so that means that the rest of us can't have that displayed."
That may not be what happened, but Good Morning America isn't exactly scurrying to set the record straight.
Much has been made lately about the ongoing secularization of Americans. The Pew Research Center published a poll recently showing the number of Americans who don't identify themselves with any organized religion is rising. Pew nicknamed these people "nones." They make up nearly 20 percent of the U.S. public.
It's enough to make people think no one believes in miracles any more.
But there is another side to those statistics. Pew found that two-thirds of the "nones" still believe in God. And, not to be overlooked, about 75 percent of Americans do identify themselves with a religion.
Many in this overwhelming majority likely would find strength in a factual account of what two girls say they believe helped them survive a storm-tossed lake.
The columnist Mattingly, who runs a website called getreligion.org, pointed me to another column he wrote seven years ago, in which he quoted political commentator and former White House press secretary Bill Moyers saying many journalists are, "tone deaf to the music of religion."
That may be the best way to describe the gap between Bear Lake and Good Morning America. It's an unfortunate tone deafness. It certainly did a disservice to two grieving girls who, as Mattingly put it, were calling on a higher power than an animated fish.