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Merck-Stadion am Böllenfalltor () is a multi-use stadium in Darmstadt, Germany. It is currently used for football matches and is the home of SV Darmstadt 98 in the 2. Bundesliga. The stadium has a maximum capacity of 17,468 since its most recent renovation works.

Panorama

External links
 Groundhopping.de page

References

Football venues in Germany
SV Darmstadt 98
Sports venues in Hesse

redpajama_set_name: RedPajamaWikipedia


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Single-Family Zoning
A model of accessory dwelling unit reform will be under consideration this year in the Washington State Legislature.
Sightline Institute
Elections have consequences, and a new, younger City Council in Raleigh is ready to implement progressive planning and land use reforms.
Statewide Upzoning Bill Back on the Table in California
January 7, 2020, 9am PST
News broke yesterday that the dormant SB 50, a bill proposed last year by California State Senator Scott Weiner, has new life in the new year.
The Flip Side of Single-Family Housing
December 30, 2019, 7am PST
Much of the debate about housing shortages and rising housing costs focuses on single-family housing as the main culprit. But could it also be part of the solution?
Statewide Density Increases Proposed in Virginia
The Commonwealth of Virginia will consider a bill that would legalize duplexes in single-family zones throughout the state.
Missing Middle Housing Studied in Suburban Virginia
Almost 90% of Arlington County land zones for residential use is reserved for single-family homes. Would adding missing middle housing in the form of duplexes and triplexes keep the price of housing in a more manageable range?
WAMU
Updated: Journal Article Calls for the End of Single-Family Zoning
An article published by the Journal of the American Planning Association argues that single-family zoning "exacerbates inequality and undermines efficiency," and should be eliminated entirely.
Journal Of The American Planning Association
Minneapolis Officially Ends Single-Family Zoning; Change to Take Effect January 1
November 11, 2019, 2pm PST
The end of single-family zoning, a key component of a comprehensive plan adopted last year in Minneapolis, has now been set in code.
Single-Family Zoning on the Cutting Block in Bloomington, Indiana
October 25, 2019, 8am PDT
Move over Minneapolis. An Indiana college town joins the avant-garde of planning innovation by nearing the finish line with a new Unified Development Ordinance that would allow duplexes, triplexes, and fourplexes in single-family neighborhoods.
Hoosier Times
New Laws Amount to Single-Family Zoning Ban in California
For years, the California legislators have been passing bills to allow accessory dwelling units on single-family residential lots. These laws haven't attracted the same attention as other failed laws, but their effect is significant.
Opinion: End of Single-Family Zoning Won't Solve Minneapolis' Housing Problems
October 8, 2019, 8am PDT
Even as density increases in Minneapolis, affordable housing is not going to be accessible to the people who need it, according to an article by James S. Russell.
Architectural Record
Portland Adjusts Residential Infill Plan to Minimize Displacement
September 8, 2019, 1pm PDT
Portland wants to add density but doesn't want to displace current residents of low- and middle-income neighborhoods.
Debating the End of Single-Family Zoning in Toronto
August 7, 2019, 7am PDT
A retired city planner takes a position against "lot splitting," or allowing more than one unit on properties zones for single-family residential as it's known in Toronto.
What Made It Possible for Oregon to End Single-Family Zoning?
July 14, 2019, 7am PDT
Factors beyond political chance played into Oregon's recent decision to legalize missing middle housing. One key point: the state was already halfway there.
City Observatory
Report: Lack of Apartments Contributes to the Housing Affordability Crisis
It's going to take "radical policies" and "political courage" to overcome the housing shortage in California, according to a recent working paper, but they will be necessary to overcome the negative consequences of the planning and zoning status quo.
Terner Center for Housing Innovation
Seattle Sets a New Standard for Residential Zoning
July 2, 2019, 8am PDT
Seattle is the latest in a series of cities, states, and counties to alter the landscape of land use regulation by approving what the Sightline Institute describes as the "most progressive" ADU policy in the United States.
History Made: Oregon Legislature Ends Single-Family Zoning
A bill that seemed like it could be a casualty of a bitter partisan feud managed to squeak under the wire. With Governor Kate Brown's signature, single-family zoning will be prohibited throughout the state of Oregon.
HUD Secretary Carson Supports Minneapolis-Style Upzoning
June 25, 2019, 5am PDT
U.S. Housing and Urban Development Ben Carson, in Minneapolis last week, expressed support for the planning reforms include in the Minneapolis 2040 Comprehensive Plan.
Single-Family Zoning Versus the City, Mapped
June 18, 2019, 12pm PDT
There isn't much city in most U.S. cities.
Zoning Changes Would Mean More Granny Flats and Fewer McMansions in Seattle
May 30, 2019, 9am PDT
Is this a two-birds-with-one-stone situation?

redpajama_set_name: RedPajamaCommonCrawl


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Serpin Regulation of Fibrinolytic System: Implications for Therapeutic Applications in Cardiovascular Diseases
Author(s): Rami A. Al-Horani	Department of Medicinal Chemistry, Virginia Commonwealth University, Richmond, VA 23219, USA.
Journal Name: Cardiovascular & Hematological Agents in Medicinal Chemistry
(Formerly Current Medicinal Chemistry - Cardiovascular & Hematological Agents)
Fibrinolysis is the ultimate outcome of a cascade of enzymatic reactions in which serine proteases such as plasmin, tissue plasminogen activator (tPA), and urokinase plasminogen activator (uPA) are the key players. Plasmin degrades fibrin into soluble fibrin degradation products. The tPA-mediated plasminogen activation is mainly involved in the dissolution of fibrin in the circulating blood whereas the uPA binds to a specific cellular receptor, resulting in an enhanced activation of cell membrane bound plasminogen. These proteases are regulated by serine protease inhibitors (serpins). Serpin-mediated regulation may occur either at the level of plasmin, mainly by α2-antiplasmin (α2-AP) or at the level of the PAs, mainly by plasminogen activator inhibitor -1 (PAI-1). Other serpins may also be involved including plasminogen activator inhibitor -2 and -3 (PAI-2 and PAI-3), protease nexin-1 (PN-1), C1-inhibitor (C1-INH), placental thrombin inhibitor (PTI), neuroserpin, and yukopin. The serpin-protease reactions serve as potential platforms to develop therapeutics for the treatment and prevention of cardiovascular diseases such as thrombosis and hemorrhage. This review will describe key serpins involved in the regulation of fibrinolytic system, particularly α2-AP and PAI-1, with the focus on their biochemical and biophysical aspects, the pathologies related to their dysfunction or deficiency, their therapeutic roles, and their reported cofactors or modulators.
Keywords: Antiplasmin, fibrinolysis, PAI-1, plasmin, serpin, thrombolysis, thrombosis, tPA, uPA.
Cardiovascular & Hematological Agents in Medicinal Chemistry
Title:Serpin Regulation of Fibrinolytic System: Implications for Therapeutic Applications in Cardiovascular Diseases
Author(s):Rami A. Al-Horani
Affiliation:Department of Medicinal Chemistry, Virginia Commonwealth University, Richmond, VA 23219, USA.
Keywords:Antiplasmin, fibrinolysis, PAI-1, plasmin, serpin, thrombolysis, thrombosis, tPA, uPA.
Abstract:Fibrinolysis is the ultimate outcome of a cascade of enzymatic reactions in which serine proteases such as plasmin, tissue plasminogen activator (tPA), and urokinase plasminogen activator (uPA) are the key players. Plasmin degrades fibrin into soluble fibrin degradation products. The tPA-mediated plasminogen activation is mainly involved in the dissolution of fibrin in the circulating blood whereas the uPA binds to a specific cellular receptor, resulting in an enhanced activation of cell membrane bound plasminogen. These proteases are regulated by serine protease inhibitors (serpins). Serpin-mediated regulation may occur either at the level of plasmin, mainly by α2-antiplasmin (α2-AP) or at the level of the PAs, mainly by plasminogen activator inhibitor -1 (PAI-1). Other serpins may also be involved including plasminogen activator inhibitor -2 and -3 (PAI-2 and PAI-3), protease nexin-1 (PN-1), C1-inhibitor (C1-INH), placental thrombin inhibitor (PTI), neuroserpin, and yukopin. The serpin-protease reactions serve as potential platforms to develop therapeutics for the treatment and prevention of cardiovascular diseases such as thrombosis and hemorrhage. This review will describe key serpins involved in the regulation of fibrinolytic system, particularly α2-AP and PAI-1, with the focus on their biochemical and biophysical aspects, the pathologies related to their dysfunction or deficiency, their therapeutic roles, and their reported cofactors or modulators.
Rami A. Al-Horani, "Serpin Regulation of Fibrinolytic System: Implications for Therapeutic Applications in Cardiovascular Diseases", Cardiovascular & Hematological Agents in Medicinal Chemistry (2014) 12: 91. https://doi.org/10.2174/1871525712666141106095927
Published on: 27 January, 2015
Page: [91 - 125]
Percutaneous Treatment of Aortic Valve Disease: Contemporary Overview and Future Trends
Editorial: (Thematic Issue: Plant Polyphenols and Health Benefits)
Investigation on Risk Factor of Vascular Thrombotic Diseases in Patients with Obstructive Sleep Apnea Hypopnea Syndrome
Alternative Approach for Mitigation of Doxorubicin-Induced Cardiotoxicity using Herbal Agents
Myricetin Induces Apoptosis in HepG2 Cells Through Akt/p70S6K/Bad Signaling and Mitochondrial Apoptotic Pathway
Dyslipidaemia Related to Insulin Resistance and Cardiovascular Disease in South Asian and West African Populations
Virtual Screening Against Obesity
Role of Oxidative-Nitrosative Stress and Downstream Pathways in Various Forms of Cardiomyopathy and Heart Failure
Homocysteine and Heart Failure: An Overview
Recent Patents on Cardiovascular Drug Discovery (Discontinued)
Total Lipids and Fatty Acid Methyl Esters of Germinated Seeds of Mangrove Wild Legume
Current Nutrition & Food Science
Pathophysiology of Atherosclerotic Plaque Development
Pathophysiology of Myocardial Infarction and Acute Management Strategies
Safety and Efficacy of Eltrombopag in Children and Adults with Immune Thrombocytopenia: A Systematic Review and Meta-analysis
Patent Foramen Ovale, the Role of Antiplatelet Therapy Alone or Anticoagulant Therapy Alone Versus Device Closure for Cryptogenic Stroke: A Review of the Literature and Current Recommendations
Bioactive Sterol Derivatives Isolated from the Pleurotus djamor var. Roseus Induced Apoptosis in Cancer Cell Lines
Cancer Treatment-Induced Cardiotoxicity: a Cardiac Stem Cell Disease?
Fluoroquinolones and the Risk of Aortic Aneurysm or Aortic Dissection: A Systematic Review and Meta-Analysis
Effect of Aglycon and Glycoside Flavonoid-Enriched Extracts Obtained from Buxus sempervirens L. on Glucose and Lipid Metabolism in Diabetic Rats
Stevia as a Natural Sweetener: A Review
Pernicious Anemia: Fundamental and Practical Aspects in Diagnosis


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JMY Law Group LLLC,
A Limited Liability Law Company
UAV Regulations
Key Concepts in Ground Leases
"Examining Key Concepts in Ground Leases" by Imran Naeemullah appeared in edited form in the January/February 2018 issue of Probate & Property (Vol. 32 No. 1), published by the American Bar Association Section of Real Property, Trust and Estate Law.
Mentioning the words "ground lease" can cause the reader to envision a convoluted transaction whose terms are difficult to translate into a document that is agreeable to all parties. Without diminishing the obstacles that typically face parties to a ground lease transaction, this is an overstatement. Like any other real estate transaction, a ground lease is fundamentally a business deal. One of the main advantages of a ground lease is that it offers the parties predictability over a long period of time. Consequently, the drafting process can and should flow directly out of the business terms that the parties have negotiated. In other words, the lawyer's job is to apply the economic terms of the deal to structure a document that reflects the parties' bargain. By adhering to this understanding, the lawyer can simplify even the most complex ground lease transaction into the task of assembling numerous parts into a coherent whole.
Three of the key concepts that arise in ground leases are: (1) rent adjustment and other economic terms, (2) "financeability", and (3) eminent domain and allocation of condemnation proceeds. This article addresses core issues relating to those concepts that every lawyer should be familiar with when negotiating and documenting the transaction. It is not intended to be an exhaustive guide nor does it identify every issue; rather, it is a starting point for the attorney who is looking to expand or refresh his or her knowledge of ground leases.
Rent Adjustment and Other Economic Terms
By its nature, a ground lease splits the economic interests of the affected property into two parts. The fee simple interest ("leased fee") stays with the owner, who becomes a lessor entitled to a steady income stream from the lessee. The newly created leasehold estate ("leasehold") goes to the lessee, frequently a developer who will transform the property into an engine of economic productivity, generating profit for itself in the process. At the outset of the transaction, the property is often vacant land (although there are sometimes existing improvements). The lessee will invest considerable sums into transforming the property; for its part, the lessor hopes that the lessee is successful so that the expected rent streams will materialize. One of the main terms that the parties will negotiate (as with any deal) is price. Because the ground lease is likely to span decades, though, and predictability of the rent amount is essential to (among other things) securing financing, the parties will need to agree upon rent over a lease term in advance. They must do so knowing that subsequent amendments to the ground lease will probably be difficult and costly to achieve when one or more mortgage lenders are involved. Similarly, the parties must also agree on other economic terms. The parties' attorneys can mitigate the risk involved in anticipating the future by drafting rent adjustment and other economic terms that capture the essence of the underlying business deal.
Rent Adjustment
The lessor will, of course, want the amount of rent to increase over time. There are various approaches to increasing rent over time, which is significantly influenced if construction of improvements on the land is initially involved. If the lease is for unimproved land, one approach is to divide the term of the lease into stages, such as pre-construction, construction, and occupancy periods. During the pre-construction and construction periods, when there is no revenue from the project, the rent is often significantly less than it will be during the occupancy period to facilitate investment and financing of the improvements to be constructed.
Once the leasehold property is in its occupancy phase, rent can be adjusted over time by a number of methods. A common approach is to tie the rent increases to an index, such as the Consumer Price Index, with periodic "resets" in the rent based on fair market value of the land at the time of the reset. Another approach is to structure the rent at step-ups of fixed amounts for a certain number of time periods and then provide for resets based on the then fair market value of the land. Still another variation is to set the rent for a certain number of periods, then have a reset based on the then fair market value of the land, and for the remaining periods set the rent to increase by a specified percentage over the rent established for the preceding period.
The above are just a few examples; the variations are many, depending on the type of project, the economic considerations (e.g., ease of obtaining financing, the competitive landscape), the parties' relationship to each other, and a number of other considerations. Each party has its own economic objectives: the lessor wants a dependable income stream that justifies retaining the property instead of selling the fee, the lessee wants a predictable rent obligation that enables it to develop a profitable project, and the lessee's mortgage lender wants a rent structure that ensures its lessee-borrower will be able to timely repay the debt while the lender's loan is secured by a mortgage of a marketable lease should it ever need to foreclose.
Whether fair market value is used to establish rent upfront and/or at rent reset intervals, it is a key concept that merits separate consideration from rent adjustment in general. The lease should provide for how and when to agree upon fair market value. For instance, the lease should discuss how far in advance of the rent reset period the fair market value should be set, and if there is a disagreement between the parties' valuations, then the lease should provide for how that dispute will be resolved (e.g., by use of a predetermined arbitration process).
The parties should decide what is included and what is excluded in calculating fair market value. For example, the use of the land is a common valuation factor; the parties should decide upfront whether the use will be defined as it existed when the lease was executed, the actual use of the premises at the time of valuation, the "highest and best use", or some other measurement. Along those lines, the parties should determine whether to include the improvements, and if so, whether all improvements should be included or only those constructed by the lessor or lessee. Zoning is another important consideration: what happens if the zoning for the site has changed over time? Particularly if the zoning has become more permissive and the lessee has taken advantage of that to construct more extensive improvements than originally contemplated, the lessor may want the valuation to incorporate the zoning change. Underscoring the fair market value calculus is the desire for predictability: each party wants to take an approach to fair market value that allows that party to reasonably predict what will happen.
Percentage Rent
As with space leases, percentage rent is a possibility for ground leases. Percentage rent is somewhat disfavored for ground leases, however, because they are typically for longer terms and the unpredictability (and potential manipulability) of percentage rent is not necessarily conducive to reassuring the lessor of a steady rental income stream. Nonetheless, percentage rent can make sense depending on the circumstances of the parties' deal. An example of this is a ground lease for unimproved land in a newly developing area. The likelihood of the project's success may be less clear, so to incentivize the lessee to enter into the transaction, the lessor may agree to share in the risk by accepting percentage rent in addition to a portion of (or perhaps even in lieu of) fixed rent, at least for a certain period of time. It comes down to the economics of the transaction, including the competitive landscape; in some markets (such as Hawaii), commercial ground lessors typically enjoy a strong negotiating position due to the ownership of commercial lands being concentrated in relatively few hands.
On a related note, unless the lessor and lessee intend to create a partnership or a joint venture, the lease should include a provision stating that no partnership or joint venture is intended or created by the lease. Courts generally recognize that payment of percentage rent does not establish a partnership or joint venture; nonetheless, having such a provision bolsters a defense against a claim that the lease created such a relationship.
Assignment Premium
Because the lessor retains the fee interest in the land, it wants to ensure that it gets compensated for increases in the project's value. Such a provision typically requires that as a condition to the effectiveness of the lessor's consent to an assignment of the lease, the lessee must pay to the lessor an assignment premium. The formula for the assignment premium will vary, but it usually attempts to capture at least a percentage of the amount by which the sales price exceeds the amount of rent the lessor is entitled to receive. In other words, the lessor wants to share in the lessee's gain as a result of the increase in the project's value. This is especially reasonable if the lessor improved the financeability of the project by providing rent concessions during the pre-development and construction phases of the project.
As a drafting point, attention should be paid to what is and what is not subject to an assignment premium. The lessor will want the assignment premium to apply in as many circumstances as possible (e.g., during direct and indirect transfers of interests in the lessee as well as the leasehold interest); the lessee should consider whether and how to narrow this scope.
Financeability
Financeability of the ground lease is an overarching issue. If it is not financeable, the market for prospective lessees is greatly diminished. Or if the lease will become not financeable down the road, then the lessee's exit options are diminished—and this will reduce the likelihood that the lessee will enter the lease in the first place. There are many different factors that make a ground lease financeable, several of which are discussed below. Note that references to "lender", unless otherwise indicated, mean the leasehold mortgagee.
The key to understanding how to make a ground lease financeable is to remember that the ground lease creates two separate pieces of real property: the leased fee (i.e., the lessor's interest) and the leasehold (i.e., the lessee's interest). Each piece of real property can serve as collateral for a loan and is therefore potentially financeable.
The lender's concern will, of course, be to ensure that it will be repaid if the borrower defaults. For the respective parties' interests to be properly addressed, the lessor's mortgage needs to be subordinate to the lessee's mortgage so that a foreclosure on the former does not terminate the ground lease. Otherwise, the lessee's lender will be very unlikely to make the loan, given the risk of losing its collateral. Therefore, the leasehold mortgage needs to have priority over the leased fee mortgage. If the leased fee mortgage is already of record before the leasehold is mortgaged, then (under a typical race-notice statute) the appropriate reordering of the lender's priorities will be accomplished by executing a subordination agreement.
More complicated priority issues arise when, for example, there are multiple leasehold mortgages; these are often addressed via an intercreditor agreement which establishes the rights and obligations as among the leasehold mortgagees.
Besides subordination, there are many other factors that make a ground lease financeable, too numerous to list in their entirety here. Each of the following paragraphs briefly discusses one of ten common concepts: (i) rent and term, (ii) right to mortgage, (iii) notice and opportunity to cure lessee defaults, (iv) use, (v) lender's right to a new lease, (vi) purchase options, (vii) assignment, (viii) subletting, (ix) title to improvements, and (x) estoppel certificates.
For the lender to be comfortable with the deal, it will need to review factors like the amount of rent and the length of the lease term. This goes back to the economic considerations discussed above. The lender needs to be satisfied that the economics are viable—for instance, that the lessee's rent obligation (throughout the term of the lease) does not overly restrict the cash available to service the loan. The term of the lease is also important. Although there are exceptions, the lender will probably want the lease to outlive the mortgage by at least several years so that, if the lender forecloses, there is sufficient value left in the lease to satisfy the outstanding debt.
It may seem obvious, but the ground lease should allow the lessee to mortgage its leasehold interest. This will help the lessee to obtain upfront financing and, if needed, to refinance the leasehold down the road. This flexibility is also helpful in the event of foreclosure, as it will permit a buyer to obtain financing (and thus broaden the market of potential buyers).
The lender will want the right to receive notice of and the opportunity to cure lessee defaults. The lease should incorporate a provision to this effect; the wording varies, but a stronger provision (from the lender's perspective) will state that a notice of default is ineffective unless the lender is also concurrently notified of such default. A frequent negotiating point is how long the lender should have to cure the default; the lender wants additional time beyond what is given to the lessee, but the lessor may not agree to additional time (after all, it wants the default to be cured as quickly as possible). The duration of the cure period may vary based on whether it is a monetary or non-monetary default. Another consideration is whether the lease can be terminated for default (as opposed to limiting the lessor's remedies to things like injunctive relief and late charges and interest). From a practical perspective, the lawyer should keep in mind whether curing certain non-monetary defaults will require the lender to gain possession of the property and, if so, what steps must be taken (e.g., obtaining a writ of possession).
A broadly worded use clause will make the ground lease more financeable. Such a provision facilitates the lender's ability to dispose of the property by, for instance, assigning the lease to a party whose intended use of the property is different from the lessee's use. This may require rezoning the property; the clause should be drafted accordingly.
To enhance the financeability of the ground lease, it should include provisions that require the lessor, should the ground lease ever be terminated, to enter into a new lease with the lender (or its designee) for a term equal to the remainder of the then-existing term, and otherwise identical to the existing lease, including priority of then-existing encumbrances. In other words, the lender does not want its collateral (or the priority thereof) to be impaired or destroyed if circumstances require the lessor to terminate the lease, so it asks to be placed in the same position as it would have been had the original lease continued.
A ground lease often includes options for the lessee to purchase the leased fee. Common options include the right to purchase the property for a set amount (e.g., fair market value) at the end of the lease term and a right of first refusal or a right of first offer if the lessor sells the property during the lease term. The lender will want the ability to exercise the purchase options or rights on the lessee's behalf if the lessee should default.
Permitting the lessee to assign the ground lease is desirable from a financing standpoint, as it enables the lessee to transfer the lease to a party who is willing or better able to continue operating the project. However, particularly if the ground lease is for a new construction project, the lessor will likely want to prohibit assignments for an initial period until the project is stabilized and generating regular revenue. This goes back to the business aspects of the deal; the lessor and the lender are probably entering the transaction based on the lessee's experience, expertise, and related factors, so some limitations on assignability are to be expected.
As with permitting assignments, permitting subleases of the ground leased property improves the financeability of the lease. By subleasing space in the property, the lessee generates revenue to pay its rent and repay the loan. The lessor may insist, however, on certain restrictions, such as requiring sublessees to meet defined credit standards. Keep in mind that the lender will want to preserve its priority, and as such, may require the ground lease to include provisions that require the lessee to enter into subleases where the sublessee agrees to subordinate to any lender's mortgage whether existing now or in the future. The ground lease may also require the lessor to execute subordination, non-disturbance and attornment agreements with sublessees upon their request.
Where the lessee constructs the improvements, the typical ground lease gives the lessee title to those improvements for the duration of the lease term. These improvements will also serve as collateral along with the leasehold itself.
Finally, the ground lease should obligate the lessor to deliver to the lender, upon request, estoppel certificates. These facilitate the lender's periodic review of the lessee's compliance with the terms of the ground lease.
Eminent Domain and Allocation of Condemnation Proceeds
Condemnation and allocation of condemnation proceeds are factors to consider in making a ground lease financeable. They are addressed separately here because although condemnation of a ground leased property is an infrequent occurrence, the drastic consequences of condemnation give lenders pause for concern. This makes sense when you consider that the typical ground lease has a term measured in decades. Much can change during that time, so the lawyer needs to draft condemnation language that provides considerable predictability.
Partial Condemnation or Temporary Taking
If the ground leased property is condemned in its entirety, the matter is relatively simple. Although the property will no longer be usable, the condemning authority will pay compensation in exchange. That compensation is then allocated between the parties, as discussed below.
Things get considerably more complicated when only a partial condemnation occurs or there is a temporary taking. The lawyer needs to consider the ways in which a partial condemnation could affect the project. For instance, a relatively benign partial condemnation—such as one that does not materially affect the gross leasable area, development on the gross leasable area, or the operation of improvements on the property—may not warrant any reduction in the rent payable under the lease. By contrast, a more substantial taking might be addressed by reducing the rent payable for the remainder of the term for which it is fixed in proportion to the reduction in fair market value compared to the value before the taking. The lessor will want the ground lease to provide that in such a scenario the lessor is entitled to seek compensation from the condemning authority for the loss of rent and to retain any compensation obtained.
Another consideration is where the ground leased property is vacant land and the taking occurs prior to the commencement of improvements. Provided the taking meets a certain threshold (e.g., a percentage reduction in the gross leasable area), the lease might provide the lessee with the option to surrender to the lessor its interest (and that of the lender) in the ground lease, with compensation payable as set forth elsewhere in the lease.
Similar considerations apply in the case of a temporary taking. The lawyer should consider how a temporary taking affects the parties' economic interests and draft language accordingly. For example, if the project is a new construction, a temporary taking could jeopardize the construction of the project or, depending on the timing of the taking, the commencement of operations on the newly constructed improvements. The impact of the temporary taking should dictate the remedy. A potential solution is that during the time of a temporary taking, the ground lease remains in full effect without any rent abatement; however, the lessee receives the entirety of any compensation proceeds, except to the extent that any portion of those proceeds is attributable to a taking whose duration exceeds the remaining term of the lease, in which case such proceeds are payable to the lessor.
Allocation of Condemnation Proceeds
The allocation of condemnation payments can be subject to substantial negotiation. To avoid potential obstacles, the lawyer should analyze the parties' business deal and tailor the allocation process based on the specifics of the deal—the goal is to put the parties in as close a position as possible to where they would have been had the condemnation not occurred.
A common approach is for the parties to share in the condemnation payment based on a formula. That formula can be quite complex, taking into account issues such as rent, the remaining term of the ground lease, the lessee's cost of constructing the improvements, and the cost of the land. The premise behind such a formula is that it helps to calculate the fair market value of each party's position at the time of condemnation.
Another approach is to calculate each party's pro rata contribution to the transaction and tie this to the amount of condemnation proceeds that party receives. This could be on a blanket basis (e.g., x percent of all compensation goes to the lessor). The ground lease could also be separated into its components and then the condemnation proceeds allocated accordingly. For instance, the lease could give the lessor all the compensation for the land and have the lessor and lessee share in the compensation for the improvements. Alternatively, the lessee could be entitled to compensation for the fair market value of the leasehold plus the fair market value of the improvements constructed and paid for by the lessee (less the lessor's reversionary interest in the improvements), with the lessor being entitled to the remainder of any compensation. There is plainly room for creativity in the drafting process; recognizing this may help the parties to reconcile their competing priorities and move on to the next issue.
On a financing-related note, the ground lease should address the lender's entitlement to a share of the compensation. For example, the lease could provide that the lender's interest is limited to the lessee's interest to the extent of the then-outstanding indebtedness secured by the lender's mortgage. Additionally, where there are multiple lenders, the ground lease could provide that the mortgagees' interests to compensation be determined by the respective priorities of their mortgages. Depending on the circumstances of the transaction, the lawyer may need to focus on drafting appropriate language for the compensation to be paid to the lender(s) (including, if there are multiple lenders, language in the intercreditor agreement).
The author hopes that this article has provided a useful overview of key concepts associated with ground leases. There are quite a few issues not covered here that merit further study for those who need to know more, such as casualty and insurance considerations. Of course, even the concepts discussed here only received relatively cursory treatment. For instance, use restrictions vary widely—beyond obvious points such as an institutional lessor being more likely to have extensive use restrictions than a "mom and pop" lessor, there are other influences such as a lessor's potentially being subject to deed restrictions that limit the use of the property. Each ground lease transaction should be analyzed to determine what approach to take in representing the client's particular interests, both at closing and in the long-term.
Contact JMY Law Group LLLC,
info@jmylawgroup.com
737 Bishop Street, Suite 2800
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© 2018-2020 by JMY Law Group LLLC, A Limited Liability Law Company.
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Home > News > Police issue warning as email scammers net £830,000
Police issue warning as email scammers net £830,000
Ffion Lewis
SOUTH Wales Police have issued a fresh warning to residents as fraudsters continue to target people through fake emails about TV licences.
The phishing campaign, identified by the National Fraud Intelligence Bureau in September, continues to be reported to Action Fraud in high numbers.
Since April 2018, Action Fraud has received more than 900 crime reports with victim losses totalling more than £830,000.
The fraudsters target the public through emails designed to steal their personal and financial information through Authorised Push Payments.
Authorised Push Payments are when consumers tell their bank to take a payment from their account and transfer it to another.
The danger of these emails is that they appear genuine which results in the public voluntarily triggering these payments.
The TV licensing emails have been telling people they are eligible for a refund, or asking for payment. Both methods ask people to provide their bank details.
One mother-of-two, from Cardiff, who wished to remain anonymous, lost hundreds of pounds when she was targeted by these emails.
"It was embarrassing more than anything. You hear about them so often that I couldn't believe I'd fallen for it."
"Thankfully, I noticed fairly soon and contacted my bank but it took a while before I got anything back and even then it wasn't the full amount."
Research from the Office of National Statistics, says that under half (44%) of victims of fraud received no or a partial refund.
The 52-year-old said it has made her extra vigilant to cyber-crime, and she has warned older family members.
"I'm much more careful now with what emails I engage or reply to. In hindsight, most big companies wouldn't take payments via email for this reason.
"I thought I was okay with technology so it makes me really concerned for elderly people who aren't as clued up, I've been trying to drill it in to my mother."
Often, the difference between a counterfeit email and a genuine can be as minimal as a spelling error.
Caroline Morris's former career as a proofreader proved essential in spotting the counterfeit email. The 75-year-old from Cardiff says she has got various scam emails over the years but the TV licensing one was "extremely convincing".
"I had several of them a month or so ago, and they looked totally authentic," she said.
"The joke, however, was on the perpetrator because I am over 75 and had applied for, and have, a free licence.
"Other than this, the only real major hint was that it was referred to as a license through the US spelling rather than the UK spelling – licence."
Elderly people are especially vulnerable to this type of cyber-crime.
According to a report from Citizens Advice, five million people over the age of 65 believe they have been targeted by scammers.
South Wales Police said: "In Wales, a quarter of victims had their identity stolen and a quarter lost money due to the growing issue of phishing; like other crimes, the impacts have left these victims feeling humiliated, angry vulnerable and scared.
"Keeping people safe and confident in their homes and communities is a key priority for South Wales Police and due to the nature of internet enabled crime, it is essential that we work together to prevent people from becoming victims.
"Please look out for your loved ones and spread awareness of these scams. You can report scams to South Wales Police on 101 or Action Fraud on 0300 123 2040."
How to protect yourself against cyber scams:
Don't click on the links or attachments in suspicious emails and never respond to messages that ask for your personal or financial details.
Don't assume a phone call or email is authentic, even if someone knows your basic details (such as your name or address). Remember, criminals can spoof phone numbers and email addresses to appear as companies you know and trust, such as TV Licensing.
Your bank will never call and ask you for your PIN, full banking password, or ask you to transfer money out of your account.
What to do if you've fallen victim:
Let your bank know as soon as possible and monitor your bank statements regularly for any unusual activity.
If you suspect your identity may have been stolen you can check your credit file quickly and easily online. Use a reputable service provider and follow up on any unexpected or suspicious results.
If you have been a victim of fraud or cyber crime, report it to Action Fraud at actionfraud.police.uk, or by calling 0300 123 2040.
crime, Elderly, email, South Wales Police, theft
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'We found a World War Two bomb on Penarth Beach'


text:
By K24Tv Team On Wed, 15 Jan, 2020 11:51 | 2 mins read
A 31-year-old woman from Kakamega is nursing injuries at Mbale Hospital after she was allegedly stabbed in the private parts by her husband. [PHOTO | K24 DIGITAL]
A 31-year-old woman from Kakamega is nursing injuries at Mbale Hospital after she was allegedly stabbed in the private parts by her husband.
By Carolyn Necheza in Kakamega County
A 31-year-old woman from Lunza Village in Butere, Kakamega County is nursing injuries at the Mbale Hospital in Vihiga County after she was allegedly stabbed in the private parts and breasts by her husband on Tuesday, January 14.
Lucy Moraa told K24 Digital that her partner, Ephraim Malenge, attacked her at their Lunza Village home after she declined to give him money to spend on alcohol.
"He [Malenge] came home and told me to give him Ksh40. I said that I did not have the money. He, thereafter, responded, warning: 'You either give me the Ksh40 I am demanding, or I behead and walk around the streets carrying your severed head'. I thought he was joking, but, nonetheless, I gave him the Ksh40," Moraa said on her hospital bed.
"He left, but returned home minutes later. He found me carrying a purse, and ordered I give him the money that was in the bag so that he could go drinking. I declined, telling him that the money in the purse was our children's school fees. It was at that point that he reached for a kitchen knife and stabbed me in the chest and private parts. He even attempted to attack our child with the knife, but the baby was rescued by neighbours," added the mother-of-two.
The 31-year-old woman claimed that her marriage to Malenge has been marred by physical abuse.
Woman allegedly kills house-help for 'sleeping with her husband'
"He has formed the habit of seeking forgiveness every time he wrongs me. After a significant period of marital peace, he, again, goes back to his old habits [of violence]. I am still ready to accept him back, but he has to apologise to my family and assure me that he won't mete out violence on me, again. I want him in my life because he is the father of my children," said Moraa.
The suspect is yet to be arrested because Moraa is yet to file a formal complaint with police.
Woman stabbed in private parts
Man pictured swaggering with AK47 is a police officer, authorities say after he was roughed up
Fred Matiang'i: IDs, birth certificates to be out on same day of application


We first fell in love with Yorkies and Pomeranians several years ago. They are just so elegant and sweet how can you not love them? Our yorkies are spoiled and truly are a part of the family. We have 2 male yorkies Rhett our 3 1/2 lb parti carrier and Sugar our 3 lb parti male. And five females Molly our 5 lb parti carrier female, Grace our 5 1/2 lb blue and gold female, Romy and Michelle our golden yorkie sisters who carry parti genes, Prada our 4 1/2 lb female parti yorkie and Duchess our 3.9 lb blue and gold yorkie.


text:
const scriptUrl = '_test_resources/api_test/webnavigation/framework.js';
let loadScript = chrome.test.loadScript(scriptUrl);

loadScript.then(async function() {
  var getURL = chrome.extension.getURL;
  let tab = await promise(chrome.tabs.create, {"url": "about:blank"});

  chrome.test.runTests([
    // Reference fragment navigation.
    function referenceFragment() {
      expect([
        { label: "a-onBeforeNavigate",
          event: "onBeforeNavigate",
          details: { documentLifecycle: "active",
                     frameId: 0,
                     frameType: "outermost_frame",
                     parentFrameId: -1,
                     processId: -1,
                     tabId: 0,
                     timeStamp: 0,
                     url: getURL('a.html') }},
        { label: "a-onCommitted",
          event: "onCommitted",
          details: { documentId: 1,
                     documentLifecycle: "active",
                     frameId: 0,
                     frameType: "outermost_frame",
                     parentFrameId: -1,
                     processId: 0,
                     tabId: 0,
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                     transitionQualifiers: [],
                     transitionType: "link",
                     url: getURL('a.html') }},
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          event: "onDOMContentLoaded",
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                     timeStamp: 0,
                     transitionQualifiers: ["client_redirect"],
                     transitionType: "link",
                     url: getURL('a.html#anchor') }}
      ],
      [ navigationOrder("a-") ]);

      chrome.tabs.update(tab.id, { url: getURL('a.html') });
    },

    // This is a test case in which a fragment navigation as a result of a
    // click is followed by a load of the original URL. The load of the
    // original URL has the potential to be confused for a fragment
    // navigation, since they differ only in the fragment.
    // See https://crbug.com/732083.
    function locationAssignAfterFragment() {
      expect([
        { label: "b-onBeforeNavigate",
          event: "onBeforeNavigate",
          details: { documentLifecycle: "active",
                     frameId: 0,
                     frameType: "outermost_frame",
                     parentFrameId: -1,
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          details: { documentId: 1,
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                     frameType: "outermost_frame",
                     parentFrameId: -1,
                     processId: 0,
                     tabId: 0,
                     timeStamp: 0,
                     transitionQualifiers: [],
                     transitionType: "link",
                     url: getURL('b.html') }},
        { label: "b-onDOMContentLoaded",
          event: "onDOMContentLoaded",
          details: { documentId: 1,
                     documentLifecycle: "active",
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                     timeStamp: 0,
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                     documentLifecycle: "active",
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                     frameType: "outermost_frame",
                     parentFrameId: -1,
                     processId: 0,
                     tabId: 0,
                     timeStamp: 0,
                     transitionQualifiers: [],
                     transitionType: "link",
                     url: getURL('b.html#') }},
        { label: "b1-onBeforeNavigate",
          event: "onBeforeNavigate",
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        { label: "b1-onCommitted",
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                     processId: 0,
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                     timeStamp: 0,
                     transitionQualifiers: ["client_redirect"],
                     transitionType: "link",
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        { label: "b1-onDOMContentLoaded",
          event: "onDOMContentLoaded",
          details: { documentId: 2,
                     documentLifecycle: "active",
                     frameId: 0,
                     frameType: "outermost_frame",
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                     processId: 0,
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                     url: getURL('b.html') }},
        { label: "b1-onCompleted",
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      [ navigationOrder("b-"), navigationOrder("b1-") ]);

      chrome.tabs.update(tab.id, { url: getURL('b.html') });
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});

redpajama_set_name: RedPajamaGithub


text:
UPDATE: Body found after fire at the English Rose Inn
Published on February 28, 2015 February 28, 2015 in News/Westfield
WESTFIELD — Vermont State Police detectives are saying that they have located the body of the man who died in yesterday's fire in Westfield.
Detectives continued sifting through the rubble of the English Rose Inn on Saturday. At around 4 p.m. detectives say they located a body in the remains of the basement area of the inn. The location was consistent with the account of a witness who was on scene at the time of the fire.
The body is believed to be that of Gary Bouchard-Pike, who is the co-owner of the English Rose Inn. The body will be transported to the Office of the Chief Medical Examiner for an autopsy.
Two other occupants were able to escape the burning structure. One sustained minor burns and smoke inhalation and the other had no injuries
Witnesses say that Bouchard-Pike was in the process of thawing out frozen pipes when the fire started. Although the investigation is ongoing, it's believed the fire was accidental.
Previous Story Previous post: Police: 66-year-old man found dead in Derby
Next Story Next post: Q&A: Getting to know Ruth Sproull, candidate for Newport City Council
Latest from News
Police: Frozen Gatorade bottle thrown at moving vehicle in Lowell
LOWELL — Police are investigating after a car was struck by a
IRS Criminal Investigation warns Vermonters about new wave of COVID-19 scams
NEWPORT — The Internal Revenue Service's Criminal Investigation Division (IRS-CI) is warning
NEK Day at the Statehouse goes virtual this year, public invited
NEWPORT — Anyone who lives in the Northeast Kingdom is invited to
Polaris UTV stolen in Orleans
ORLEANS — Police say they are reviewing surveillance footage after a UTV
Corrections staff member in Newport tests positive for Covid-19
NEWPORT — The Vermont Department of Corrections announced today that staff members


A sleek chain snakes through a modern, curving silhouette dotted with crystals. Wanderluster's signature bar clasp at the neck.
A mixed metal version of our classic Amargosa silhouette. The Amargosa Y features removable rosewood horns. Slips over the head, includes signature bar clasp with screw.
Rose gold & silver plated brass. Hand carved rosewood.
Thin curb chain with hanging Freia pendants in mint, ruby & champagne crystals. Silver plated brass. Signature bar with hook enclosure.
Gold plated brass curb chain & arrows. A modern twist on a tribal silhouette. Custom smoke pyramid crystals & black reverse set accent crystal.
24 Inches 8 mm curb chain, 80 mm Wanderluster logo bar with dangling trapezoid Montana glass.
Gold plated brass and chain with trapezoid Montana glass.
Our Aster necklace features a reversible triangle pendant. Gold on one side, silver on the other. For a mixed metal effect that's both delicate and distinctive. Signature bar clasp with screw.
Gold & silver plated brass.
Statement curb chain with three crystal lined triangles.
Measures 20" & 3 1/2" bar.
4 Inches 10 mm curb chain with Wanderluster 80 mm logo bar.
Gold plating on 8 cm Wanderluster logo bar with three layer 6 mm curb chain.
3 Layers of chain measures 18", 20", 22"
A slender and geometric combinations of trapezoidal bars and reverse set crystals. Pops of color in sapphire and turquoise.
14-inches of slender rope chain sits right at the neck, with a "Collar" of spikes. Signature pull-through clasp.


This May Bank Holiday coming will see the JOOF Recordings roadshow roll into London town again for a label/artist/DJ showcase. Having recently announced his 2016 imprint shake up, John 00 Fleming ports his new label paradigm to the capital's KOKO venue for JOOF Editions 2016 on 29 May. John, himself, is of course a shoo-in for a DJ set on the night and will be taking the opportunity to debut his new psy-alias JOOF LIVE stage show at the former Camden Palace site.
On announcing the 2016 show date, John says: "We made our debut JOOF Editions show at KOKO London last year with Ace Ventura, Alex Di Stefano and Airwave, to what was undoubtedly the highlight of 2015.
"We return to this iconic early 19th century Grade 2 listed building, set in the heart of Camden, London and will be proud to perform on the same stage that has hosted such acts as Madonna, Elton John, Coldplay, Prince, Oasis and others. It's a venue that is swamped in history, with its original decorated multi-tier balconies, along with a standout JBL Crown sound system, which is one of the best we've ever heard.
You can register for tickets here now.


text:
DEPARTMENT.HOMEDEPARTMENT.DEPARTMENTDepartment of GeologyNotable Alumni
NOTABLE ALUMNI OF THE DEPARTMENT
1. Dr. S.M. Naqvi, Former Director, CSIR-National Geophysical Research Institute, Hyderabad, INSA Fellow, Shanti Swarup Bhatnagar Awardee
2. Prof. Talat Ahmad, FASc, FNA, FNASc, J.C. Bose Fellow, Vice-Chancellor, Kashmir University, Former Vice-Chancellor, Jamia Millia Islamia, New Delhi
3. Prof. Anil Kumar Gupta, FASc, FNA, FNASc, J.C. Bose Fellow, Former Director, Wadia Institute of Himalayan Geology, Dehradun
4. Mr. Harbans Singh, Former Director General, Geological Survey of India, Govt. of India
5. Dr. H.N. Siddiqui, FNA, Former Director, CSIR-National Institute of Oceanography, Goa, Shanti Swarup Bhatnagar Awardee, Padma Shri Awardee, National Mineral Awardee
6. Prof. Iqbal Hasnain, Former Vice-Chancellor, Calicut University, Kerala, Padma Shri Awardee
7. Mr. Mohan Babu Verma, Former Director, Atomic Minerals Directorate for Exploration and Research, Govt. of India, National Geoscience Awardee
8. Dr. Rajiv Nigam, D.Sc., Renowned Geoscientist, J.A. Cushman Awardee
9. Mr. Rizwan Ahmad, Chairman and Managing Director of Oren Hydrocarbons, Dubai
Dr. Kr. Farahim Khan


Pan-In-The-Box is Singapore's first cosplay costume shop since 2003.
Since October 2011, Pan-In-The-Box is located at The Central Shopping Mall #02-51, conveniently located next to Clarke Quay MRT station in Singapore. Founder Kenneth Lee is known to serve to the best interest of each one of our customers. We are so happy that many customers from overseas in fact has visited our stores too! Our official website is now www.paninthebox.com.sg.
We provide party props such as masks, helium baloons, wigs, costumes for children or adults for every season through out the year. Our ready for rental collection includes Cai Sen Ye (Fortune God) costume, Halloween masks, Santa Claus and other anime characters.
We ensure cosplay devotees and otaku lovers all around the world happy with costumes, props, wigs and accessories bought from us. If you need custom made to measure costume, please do not hesitate to contact us with your reference pictures and we will quote you the price. We will be doing the very best for the quality of the costume and also the accuracy.
Cosplay Craziness article published on AsiaOne here.
StarTrek News online article here.
If you have purchased costume from us and would like to give testimonial, we are so glad to hear that! Please email us to support@paninthebox.com.sg with your pictures and we will feature your cosplay pictures on our web site.
We invite you to join our community on Facebook.com/PanInTheBoxSingapore. We occasionally post stuffs like pictures and video about what's trending and upcoming events.
We hope you enjoy browsing and shopping here, if you have any feedback, feel free to contact us from Contact page.
Pan-In-The-Box started as small shop at Chinatown Point.
Moved to slightly bigger space thanks to many supports!
Pan-In-The-Box got featured by AsiaOne!


Rated 4 stars by ALL MUSIC GUIDE, "Falling" presents engaging vocals, hypnotic music and intriguing lyrics that make it an album to fall in love with.
"Falling" is the debut album of a Social Psychologist mixed with a rock bands' manager that turned into a mature songwriter and performer herself. With a unique style and approach to songwriting, inventive arrangements and an unusual musical production and sound, "Falling" gives the listener an experience of delight mixed with melancholy.
Falling is an impressive debut album, particularly for a singer/songwriter who didn't even start guitar lessons or writing songs until she was almost thirty. Most debuts are derivative of or at least readily comparable to bigger names, but it's hard to place Damon next to any convenient benchmarks. The confident layered production and mix of pop smarts with artiness recalls Kate Bush in sensibility, perhaps, though Damon's voice doesn't sound at all like Bush's, and her material is less pretentious. While the songs tend toward the gently melodic side and the lyrics toward the give-and-take struggles of romantic and sexual relationships, there's an uneasy kick to the way they're spun, perhaps influenced by her own extensive academic work in psychology. Her voice has an appealing shy sultriness, and while her foreign accent is noticeable, actually it sounds kind of cool, without impeding the vocal clarity. Her stance is one of offering intimacy that's both inviting and unsettling, the lyrics of "Naughty" in particular hinting at the dark side of attraction, plaintively asking "why is it hard to see the worst in me?" as if that's exactly what she wants to show off. Leaving aside the interpersonal dynamics of the compositions, on a sheer sonic level the production is quite pleasurable, gracefully blending in touches of orchestration, psychedelia, slide guitar, and quite late-'60s Beatles-ish strings. Some of the fresher indie rock of the early 2000s came from Israel, and this is an honorable entry into that field, yet more admirable in that (unlike some of the other better Israeli indie rock of the period) it doesn't lean heavily on retro- psychedelia or 1960s-indebted approaches. FOUR STARS.
Anat Damon's music is charming and slightly reminiscent of a more electronically inclined Cat Power. She has apparently started making music fairly recently, but she seems assured in her art. She is a psychologist and has worked as rock band's manager, so she has an interesting background.
"For you" is a gently spinning song with a light electronic backdrop framing Damon's sweet vocals.
"Falling" is a remarkable song. It's as restrained as the rest of the album, and just as magical.
The aptly named "Magic" is a sweet tune with a faint psychedelic undertow.
"Show me the Pain" is a magical mystery tour of a song. Damon's love of the Beatles comes through, filtered in her own language.
"Naughty" is a poppy, fun song.
This album is lovely and its sophisticated sound shows Damon has come a long way for first timer.
"...Damon's first album is much more than this. It will seep under your skin. It puts cheek next to cheek. It is a good night kiss. It is a masterpiece, no less, storing in 12 tracks, almost 44 minutes, an entire life. Do not miss it."
"A very talented songwriter and performer... A sound that really cuts through and takes you on a ride ... Bears the essential virtue of originality."
"I have never heard another artist or group that I would consider comparable to what you are doing."


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text:
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Welcome to Spilman
ReSolutions-Annual Report
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Expect different.
Spilman Thomas & Battle, PLLC is a full-service, super-regional law firm serving local, national and international businesses. The firm has seven offices located in West Virginia, Pennsylvania, Virginia and North Carolina and lawyers admitted to practice throughout the country.
Innovative in our thinking and approach, we have erased the boundaries of a traditional law practice to think like a true business. Our people are passionately engaged to provide client-driven solutions that achieve clients' business goals and build partnerships. Understanding that our value is in the experience our clients receive, we believe in a client-first philosophy—selfless, hands-on, relentless and collaborative. This is why you can expect different.
At Spilman, more than 150 years of client focus are dedicated to your future.
Continuing Spilman's tradition of providing wise counsel, thought leadership and innovative practices, our focus is on achieving client-defined success and fostering a prosperous, long-term, client-centric partnership.
Download Spilman's History
ReSolutions is Spilman's annual report, designed to keep friends and clients of the firm up-to-date on our ever-evolving approach to delivering legal services. ReSolutions also serves as a formal announcement of all strategic hires made throughout the calendar year.
Recognizing that our clients' needs can be global in nature, Spilman is committed to exploring innovative opportunities with worldwide professional networks. We are pleased to extend the power of World Services Group, a network of professional services firms with more than 130 members in over 115 countries. WSG offers unique tools and services, allowing members immediate access to one another in order to provide their clients superior service.
Furthermore, WSG includes member firms/companies from various disciplines, as a result of representing virtually every private and public business in the world. Members can draw from the world's largest reserve of experience.
Spilman will never stop striving to achieve a more diverse workplace. The pursuit of diversity is not merely the right thing to do; we know that diverse teams produce greater results. When it comes to diversity, our philosophy is that there is no finish line.
Supporting Minorities in the Practice of Law
Spilman is dedicated to supporting minorities in the practice of law. That support has been demonstrated in various forms, including financial support of minority scholarships, bar dues, job fairs, seminars, mentoring programs and research projects. We are involved with several law school minority hiring programs. We also have hired local minority high school students as summer interns to encourage them to attend college and, ultimately, law school.
In addition to the mentoring all associates receive at Spilman, the firm has connected minority associates with successful professionals outside the firm, who share the same minority status. It is our goal to assist our minority lawyers in adjusting to professional life and provide them with networking opportunities.
In furtherance of our commitment to diversity, Spilman supports the following initiatives with monetary support, participation or leadership:
Scholarships earmarked for minorities and women
Internships earmarked for minorities and women
MAGNET research study on regional diversity by Charleston Area Alliance
The Hispanic National Bar Association
The National Black Law Student Association
The Diversity Law Institute
Supporting Women in the Practice of Law
Women hold important roles at Spilman. Women have served on our management committee; as Chair of our Litigation and Corporate Departments; as Associate and Paralegal Supervisors; as Co-Chair of Recruiting; and as client relationship managers for some of our most important clients. In addition, the firm's Executive Director is female. Across the spectrum of positions and the firm's locations, Spilman takes great pride in the increasing number of women who hold leadership roles.
In 2012, Spilman worked in partnership with the Charleston Area Alliance to launch a regional study on diversity issues. As indicated by its title (the acronym "MAGNET"), this exciting and highly visible program was focused on exploring issues related to managing, attracting, and growing new and existing diverse talent. This research project was beneficial in terms of gathering new, quantitative and qualitative data regarding attitudes and opinions on diversity, image, place and recruiting within our region. From the data, a profile of the region's strengths, weaknesses, opportunities and threats in these areas was developed. Spilman was involved as a key partner, providing the primary funding and presenting the results (devoting pro-bono attorney hours and staff support to such efforts). Our firm will remain actively involved with the Charleston Area Alliance and its 600 members, as the region and its business leadership continue efforts to address weaknesses and overcome challenges while leveraging strengths. Spilman believes the MAGNET project was a springboard for regional focus and progress on diversity issues.
Spilman continues to offer a Women's Professional Networking Series. These special events are intended to connect women for the purpose of expanding business and professional networks. Events are held at various locations around West Virginia, offering educational or social programming. Topics have included business etiquette, oenology, literature, leadership, and local sustainable agriculture. We believe that events like these, as part of our networking series, benefit Spilman's women attorneys and the overall firm by providing a diverse forum for making valuable social and business connections, which will help to sustain the careers and enrich the lives of participants.
Supporting Diverse Work Arrangements in the Practice of Law
At Spilman, while we place significant emphasis upon our approach to diversity with respect to minorities and women, we believe that the conversation does not end there. We also recognize and accommodate diversity of work style to support our personnel in pursuit of work-life balance. On many occasions our firm has allowed and even encouraged Spilman attorneys to scale back to part-time or independent contractor status with proportional pay and proportional benefits. This "win-win" arrangement is beneficial, not only to the individual attorney, but also to the firm and to clients. Such flexible arrangements enable talented attorneys to tailor their workload in ways that allow them to balance the demands of work and family (or life outside work). These attorneys are welcome to return to the firm, as full-time or part-time attorneys, whenever they wish to do so.
Finally, we believe it is noteworthy to mention that Spilman "re-engineered" its career progression model a few years ago, abolishing the typical "up or out" career track paradigm. As part of our new Associate Development Program, the firm allows diverse attorneys to choose from a variety of practicing roles/statuses to balance professional expectations and demands with individual preferences and lifestyle needs.
Other Forms of Support
Additionally, we are proud to support the University of Charleston's Enlightened Living Days, held each year to coincide with Martin Luther King, Jr. Day. The event celebrates the university's mission of educating each student for a life of productive work, enlightened living and community involvement. Students take part in several activities during the day, including diversity conversations and breakout sessions on mindfulness, enrichment, diversity, race, religion, and other topics. Over the three days, the campus community will have access to panel discussions, keynote addresses, and films – rich content stressing important topics like mental health, societal privilege, justice, access to health care resources, implicit bias, and civil community engagement.
Also in partnership with the University of Charleston, Spilman sponsors and serves as mentors during the university's i3 event, a weeks-long event wherein students develop, build a business plan for, and make a judged presentation about an idea that is capable of being launched and monetized. The category Spilman's resources are devoted to is centered around developing important public initiatives that are geared toward improving social justice, access to healthcare, and/or race relations.


While traveling is a fun and exciting experience, it can be stressful and hectic as well. Going abroad, collecting luggage, undergoing customs check and undergoing passport control, and also catching up connecting flights can be major source of stress and confusion even for experienced travelers. The good news is that airport VIP concierge services are now available to make traveling a lot easier, including shortened airport VIP service, fast track airport VIP service, and luxury VIP Concierge Service at International Airports. In this article, allow us to share the important benefits and tips to make your traveling experience smoother and less stressful.
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Traveling should not be that stressful for you and your family because there are options available right now to make your life easier. Experience a real world-class customer service and hassle-free travel with the help of the best VIP airport concierge services and airport lounges. You can learn a lot about the facts and benefits of VIP concierge and airport lounge services because you have a travel insider, Andy Berke Insider Trading. Andy Berke Insider Trading will help you achieve your travel goals with helpful tips and insights. Learn from the best travel insider by checking our homepage or website to find out more details about domestic and international traveling, airport lounges, and VIP airport concierge services.


text:
Abu Jarash () is a neighborhood and district of the al-Salihiyah municipality of Damascus, Syria. It had a population of 12,798 in the 2004 census. In the 1936 French Mandate census, Abu Jarash had a population of 9,600, all Muslims. The neighborhood was built around the domed mausoleum of Abu Jarash, also known as Abdallah ibn Sala al-Raqqi, a high-ranking Ayyubid royal court official.

References

Neighborhoods of Damascus


text:
Q: Symfony DomCrawler and OpenSSL Connection Reset errors I am learning Symfony Crawler and want to implement the following scenario:

*

*navigate to a certain page

*fill out a form with data

*submit the form

*if you are redirected to example.org/error after submitting, try submitting the form again with different data, and if to another page, download its content.

My code is quite simple (it runs as Symfony Command):
    $io = new SymfonyStyle($input, $output);

    $url = "https://example.org";
    $browser = new HttpBrowser(HttpClient::create());
    $crawler = $browser->request('GET', $url);
    $form = $crawler->selectButton('submitForm')->form();

    $form['field1'] = 'foo'; //temporary data
    $form['field2'] = 'bar';
    $form['field3'] = 'baz';
    $form['field4'] = '12345';
    $crawler = $browser->submit($form);
    if(!$crawler->getBaseHref() === "https://example.org/error")
    {
        $nodeValues = $crawler->filter('.section')->each(function (Crawler $node, $i) {
            return $node->text();
        });

        $io->info("Important message: ".$nodeValues[0]);

    }

After running it, 95% of the time I get the following error message in commandline:

In ErrorChunk.php line 62:  OpenSSL SSL_read: Connection was reset, errno 10054 for "https://example.org".

In CurlResponse.php line 337:  OpenSSL SSL_read: Connection was reset, errno 10054 for "https://example.org".

On the other hand, in the remaining 5% of cases I get correct data.
Is this some kind of protection against using the crawler? Or do I need to set something else?

A: You might have an old version of OpenSSL. Try downloading a new package or compiling from source. Most servers require TLS1.2+ because it is the current standard.

redpajama_set_name: RedPajamaStackExchange


text:
Pembrokeshire College > College student is Young Woman Engineer of the Year Finalist
College student is Young Woman Engineer of the Year Finalist
Pembrokeshire College engineering student, Ellie Wilson has made it through to the Institute of Engineering Technology (IET) Young Woman Engineer of the Year Finals 2017.
One of the youngest finalists, twenty-one year old Ellie, an Engineering apprentice with SemLogistics was selected as one of just ten young female engineers to make it through the initial stages. Following shortlisting, Ellie was invited to London in early September to give a presentation to a judging panel of female engineering professionals including Naomi Climer, the first female President of the IET.
Now in the top six, Ellie's presentation focused on her current job role at SemLogistics where she works as an Instrumentation and Control Technician as well as her work to promote Science, Technology, Engineering and Maths (STEM) to young people across Pembrokeshire.
Following the presentation, Ellie was part of a photoshoot at Rankin Studios who were commissioned to create a series of shots dubbed 'Portrait of an Engineer' to help dispel the public's idea of what a typical engineer looks like.
To help them in their mission to change the perception of engineers, the IET were looking for young, dynamic female engineers who are passionate about what they do. They are looking for an individual who is an inspiration to her colleagues and has the charisma and personality to inspire others to follow in her footsteps – all characteristics that Ellie has in abundance.
The 2017 winner of this highly esteemed award will be announced on the 7th December at IET London: Savoy Place, London by columnist, science and technology TV presenter and Cambridge Engineering graduate Carol Vorderman.
Good luck Ellie


text:
Qualey, Meinen | Hilton Head Island Packet
Announcements & Celebrations
Qualey, Meinen
Megan Kimberly Qualey and John William Peter Meinen, of Salem, Mass., were married at 4:30 p.m. August 28, 2010, in St. Luke's Church, Hilton Head Island.
The bride is the daughter of Mr. and Mrs. John (Jack) P. Qualey Jr., of Hilton Head Island. The groom is the son of Mr. and Mrs. Scott Carver, of Oakton, Va. and Mr. Erik Meinen, of Fairfax, Va. The Rev. Bradley J. Barnes of Christ the King Presbyterian Church, Newton, Mass., officiated in the ceremony. The bride was given in marriage by her father, Jack Qualey.
Margaret Brooks, of Washington, D.C., was maid of honor. Lauren Akers, of Washington, D.C., was matron of honor. Bridesmaids were Claire Potter, of Little Rock, Ark., Tiffany Skidmore, of Charlotte, N.C., Ashley Raba of Washington, D.C., Whitney Pennington of Newport, Calif., and Kristen Scott of S. Hamilton, Mass.
Best Man was Matt Scott of S. Hamilton, Mass. Groomsmen were Sam Casey IV of Matthews, N.C., Todd Beall of Cedarville, Ohio, Matt Daniel of Denver, Colo., Blake Ware of Oxford, Miss., David Klaassen of Washington, D.C., and Jack Qualey III, brother of the bride, of Hilton Head Island, S.C.
Doctor delivers a Romeo ... and a Juliet. What are the odds?
Who will win the ACC Atlantic?
Lauderdale named grand marshal of Hilton Head 's 2019 St. Patrick's Day Parade
David Lauderdale of The Island Packet and Beaufort Gazette will be the Grand Marshal for the 2019 Annual Hilton Head Island St. Patrick's Day Parade. This year's parade will be on Sunday, March 17 at 3 p.m.
MORE ANNOUNCEMENTS & CELEBRATIONS
'Busy making a difference:' David Carmines Foundation honored at 2019 Chamber Ball
'All that is good and noble:' McCracken honored with highest award at 2019 Chamber Ball
These Hilton Head roads will close Monday for Dr. Martin Luther King Jr. memorial march
Owen Harvey Klumb
Jaxon Michael Heath
Sebastian J. Perez


Yoaz Hendel, a former adviser to Benjamin Netanyahu, has become one of his harshest right-wing critics, condemning his policies in columns and talk shows, and directing a rally against corruption allegedly infiltrating his government.  Now, even Hendel reflects on his views on the Israeli Prime Minister, impressed by his role in the transfer of the US Embassy to Jerusalem, the dissolution of the Iranian nuclear agreement and Israel's blows to the Iranian armed forces in Syria. He is not alone. Netanyahu's popularity has greatly increased in recent polls and overshadowed the graft probes, which already contained police referrals to indict him in two cases.
Netanyahu 's seizure of power is still potentially endangered and his political achievements should have nothing to do with the decision of Attorney General Avihai Mandelblit to accuse him of corruption cases – at least in theory, but it would require a particularly aggressive Attorney General to indict a popular, sitting Prime Minister for the first time in Israel's history, said Eran Vigoda-Gadot, professor of political science at the University of Haifa.
"In ord To bring a sitting prime minister to jail, you need to come up with a smoking gun, "Vigoda-Gadot said. "We tend to think that the separation of powers is strong enough to allow the judiciary to make independent decisions regardless of public opinion, but in reality judges and advocates-general, without admitting it, are influenced by what is happening around them."
A few months ago things were bleak for Netanyahu. Several former advisers had agreed to testify against him, and as doubts about his political persistence grew, right-wing rivals began to position themselves for the post-Netanyahu era .
Today, headlines about gifts are over by expensive cigars and billionaire champagne. European leaders accused Israel of killing more than 120 Palestinians in sometimes violent protests in the Gaza Strip. But at home, Netanyahu is widely regarded as the powerful leader who led Washington to withdraw from the Iranian nuclear program and recognize the embattled Jerusalem as Israel's capital. Netanyahu will fly to Berlin, Paris and London next week as he tries to persuade the leaders of the world to increase pressure on Iran.
The election of like-minded Trump was a blessing to Netanyahu The Obama administration had been tense about their divergent approaches to Iran and the Palestinians. During his campaign, Trump promised to postpone the embassy and end the Iran deal, and after he was elected, he delivered.
Israel's strong economy, for which Netanyahu takes a lot of credit, has also helped him to stand. Gross domestic product rose more than 4 percent in the first three quarters and unemployment is approaching record lows. Investments in high-tech are high and tourism is booming.
"From economics to security, the Israelis know they're fine, they do not want change at the top," said Agriculture Minister Uri Ariel, whose Jewish home party rivals Netanyahu's Likud for right-wing voters. "Much of it is mostly his merit, and he is reaping the political benefits."
There are high risks for Netanyahu's strategic achievements. Trump's withdrawal from the Iran deal could trigger a setback and increase the conflict in the region. Rocket fire from the Gaza Strip and retaliatory Israeli air strikes could spread to a war orbiting the West Bank and Jerusalem. And there is still a threat of direct confrontation with Iran over its military presence in Syria.
Critics say that there is another Netanyahu besides the one who has achieved success on the diplomatic stage – one that poses a threat to Israeli democracy. The prime minister ranted against the police and the media, accusing them of dropping his nationalist government. He also supports laws to curb police violence, and the media reported that he is opposed to extending the term of office of the police chief, who has four corruption investigations in all.
"There is an intentional, orchestrated attempt to undermine the rule of law in Israel as the Prime Minister's investigations are close to prosecution," said Yair Lapid, chairman of the opposition Yesh Atid faction and Netanyahu's main competitor in polls , Beginning of the month. "And the one who directs the attack is the one who should protect him."
But these allegations are unlikely to affect Netanyahu's government partner or a constituency that remained faithful during his darkest days. Netanyahu, who has been in office for 12 years, may well be on his way to becoming the country's longest-serving prime minister.
"We are being bombarded by good news," said Ran Baratz, another of Netanyahu's former advisors. "The political forces that opposed him a few months ago understand that he has full control again."


text:
Election Commission reduced to a farcical body, continues its whimsical ways in TN
by Rangaraj | Jan 7, 2019 | Politics | 1 comment
O P Rawat Chief Election Commissioner
The Election Commission was once respected as a constitutional, neutral body, with at least some pretence to be fair and apolitical. However, its actions relating to Tamil Nadu continue to raise eyebrows. Right from the time the EC took its time to hold the RK Nagar bypoll, and later announcing the by-election a day after allotting the two leaves symbol to the AIADMK, the EC has been appeared to be less than fair. Yet another instance of farcical action by the EC has come in the contest of the announcement that bypoll to the Tiruvarur constituency would be held on January 28 and its announcement on January 7 that the election was postponed.
While outwardly it appeared that the EC had acted tough during the campaign for the bypoll in RK Nagar, when Health minister Vijayabhaskar's house was raided and the EC claimed that documents were recovered showing distribution of Rs 99 crore black money as cash in the constituency, there was silence later when it came to action in the case. Recently, the EC claimed it was surprised and that it had no knowledge of the case filed by the Tamil Nadu Government having been closed without taking action against anyone.
In fact, the very announcement that the Tiruvarur by-election would be held on January 28 had taken everyone in Tamil Nadu by surprise, including the ruling AIADMK. At a time when the AIADMK believed that bypolls would be held only with the LS polls including for the 18 seats where 18 AIADMK MLAs were disqualified by the Speaker of the Tamil Nadu Assembly, the EC action has been opposed by various parties including the AIADMK on the ground that Gaja cyclone relief work would be affected.
What is extremely absurd is that the EC has cited the December 3 letter of Tamil Nadu Chief Secretary Girija Vaidyanathan to postpone the bypoll now. Fact is that the December 3 letter of the chief secretary had opposed holding of bypoll in January and that the byelections should not be held before April 2019. Why then did the EC go ahead with the bypoll? And why is it holding a fig leaf in the form of the State government letter now to postpone the bypoll? There are more questions than answers here. Whatever be the justification for the actions of the EC and the excuses trotted out by it, it is clear that the EC has acted in a bizarre and illogical manner.
What were the compulsions that guided the EC to act in such a ludicrous manner?
Was there any pressure brought to bear on the EC?
The EC would not reveal. Nor will the political parties behind these moves.
One thing is clear. The AIADMK has received a rude shock from the EC, at a time when opposition parties charge the ruling party with being reluctant to face the electorate for various reasons. With Lok Sabha elections round the corner, the AIADMK can expect a few more shocks till an announcement of an electoral alliance between the AIADMK and the BJP.
Mullaiperiyar Dam: What TN can do to help Kerala
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Forums › Election Commission reduced to a farcical body, continues its whimsical ways in TN
This topic has 0 replies, 1 voice, and was last updated 2 years ago by Rangaraj.
January 7, 2019 at 10:54 pm #15584
The Election Commission was once respected as a constitutional, neutral body, with at least some pretence to be fair and apolitical. However, its acti
[See the full post at: Election Commission reduced to a farcical body, continues its whimsical ways in TN]


text:
package com.google.cloud.bigquery.testing;

import com.google.cloud.AuthCredentials;
import com.google.cloud.RetryParams;
import com.google.cloud.bigquery.BigQuery;
import com.google.cloud.bigquery.BigQueryException;
import com.google.cloud.bigquery.BigQueryOptions;

import java.io.IOException;
import java.io.InputStream;
import java.util.UUID;
import java.util.logging.Level;
import java.util.logging.Logger;

/**
 * Utility to create a remote BigQuery configuration for testing. BigQuery options can be obtained
 * via the {@link #options()} method. Returned options have custom
 * {@link BigQueryOptions#retryParams()}: {@link RetryParams#retryMaxAttempts()} is {@code 10},
 * {@link RetryParams#retryMinAttempts()} is {@code 6}, {@link RetryParams#maxRetryDelayMillis()} is
 * {@code 30000}, {@link RetryParams#totalRetryPeriodMillis()} is {@code 120000} and
 * {@link RetryParams#initialRetryDelayMillis()} is {@code 250}.
 * {@link BigQueryOptions#connectTimeout()} and {@link BigQueryOptions#readTimeout()} are both set
 * to {@code 60000}.
 */
public class RemoteBigQueryHelper {

  private static final Logger log = Logger.getLogger(RemoteBigQueryHelper.class.getName());
  private static final String DATASET_NAME_PREFIX = "gcloud_test_dataset_temp_";
  private final BigQueryOptions options;

  private RemoteBigQueryHelper(BigQueryOptions options) {
    this.options = options;
  }

  /**
   * Returns a {@link BigQueryOptions} object to be used for testing.
   */
  public BigQueryOptions options() {
    return options;
  }

  /**
   * Deletes a dataset, even if non-empty.
   *
   * @param bigquery the BigQuery service to be used to issue the delete request
   * @param dataset the dataset to be deleted
   * @return {@code true} if deletion succeeded, {@code false} if the dataset was not found
   * @throws BigQueryException upon failure
   */
  public static boolean forceDelete(BigQuery bigquery, String dataset) {
    return bigquery.delete(dataset, BigQuery.DatasetDeleteOption.deleteContents());
  }

  /**
   * Returns a dataset name generated using a random UUID.
   */
  public static String generateDatasetName() {
    return DATASET_NAME_PREFIX + UUID.randomUUID().toString().replace('-', '_');
  }

  /**
   * Creates a {@code RemoteBigQueryHelper} object for the given project id and JSON key input
   * stream.
   *
   * @param projectId id of the project to be used for running the tests
   * @param keyStream input stream for a JSON key
   * @return A {@code RemoteBigQueryHelper} object for the provided options
   * @throws BigQueryHelperException if {@code keyStream} is not a valid JSON key stream
   */
  public static RemoteBigQueryHelper create(String projectId, InputStream keyStream)
      throws BigQueryHelperException {
    try {
      BigQueryOptions bigqueryOptions = BigQueryOptions.builder()
          .authCredentials(AuthCredentials.createForJson(keyStream))
          .projectId(projectId)
          .retryParams(retryParams())
          .connectTimeout(60000)
          .readTimeout(60000)
          .build();
      return new RemoteBigQueryHelper(bigqueryOptions);
    } catch (IOException ex) {
      if (log.isLoggable(Level.WARNING)) {
        log.log(Level.WARNING, ex.getMessage());
      }
      throw BigQueryHelperException.translate(ex);
    }
  }

  /**
   * Creates a {@code RemoteBigQueryHelper} object using default project id and authentication
   * credentials.
   */
  public static RemoteBigQueryHelper create() {
    BigQueryOptions bigqueryOptions = BigQueryOptions.builder()
        .retryParams(retryParams())
        .connectTimeout(60000)
        .readTimeout(60000)
        .build();
    return new RemoteBigQueryHelper(bigqueryOptions);
  }

  private static RetryParams retryParams() {
    return RetryParams.builder()
        .retryMaxAttempts(10)
        .retryMinAttempts(6)
        .maxRetryDelayMillis(30000)
        .totalRetryPeriodMillis(120000)
        .initialRetryDelayMillis(250)
        .build();
  }

  public static class BigQueryHelperException extends RuntimeException {

    private static final long serialVersionUID = 3984993496060055562L;

    public BigQueryHelperException(String message, Throwable cause) {
      super(message, cause);
    }

    public static BigQueryHelperException translate(Exception ex) {
      return new BigQueryHelperException(ex.getMessage(), ex);
    }
  }
}