January-February 2019

Your best friend may not get what you do; but

Your buddy may not get what you do; but IFMA does, and we give you the resources and tools to do it.

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IFMA Professional Member Managing Partner, Workplace Management Solutions

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11

LEED For Existing BuiLDings upDatE

Shift to Performance Measurement. LORD Green Strategies’ Jon Gimber reports on the change. 16

prEcast/prEstrEED concrEtE association’s DEsign awarDs

Three Texas properties shine in the association’s 56th annual event. 18 with intErEst ratEs rising, c-pacE can hELp

Mark BoyEr proviDEs insight into this LittLE-known Financing prograM 20

FostEr + partnErs is aLL ovEr thE Map (in a vEry gooD way) 22

rEaL EstatE oF thE FuturE

Toronto goes BIG with Gesamtkunstwerk. 24

ovErLanD partnErs – rEshaping thE way wE think aBout architEcturE 26

By thE nuMBErs

cELL towEr LEasEs

– prisons anD thE DEath pEnaLty 27

thE sistEr citiEs prograM

James Kennedy explains why the long-term financial effect of small cells matters 28

Contributing Editor Angela O’Byrne examines Under, Norway’s submarine restaurant.

rEconstructing thE rEaL EstatE BusinEss MoDEL

The second installment in our series of the international relationships Texas cities develop and maintain – featuring Austin and Houston 32 aMazing BuiLDings – wonDEr oF thE sEa 34

thE architEcturE oF Frank gEhry

Jesse Wood makes the case for using document management software. 36

My karma ran over my dogma.

A pictorial tribute to the designer of some of the most spectacular and recognizable buildings in the world. 38

thE coLLEgE MinDsEt List

Our 8th installment of this 21-years-young look at the perspectives of today’s college freshmen. 39

LakE supErior statE univErsity’s List oF BanishED worDs

in its 44th yEar (anD our 3rD instaLLMEnt) this Michigan univErsity sELEcts worDs that it wouLD prEFEr rELEgatED to thE past 39

waynE statE univErsity worD warriors

In its 10th year (and our 3rd installment) this Michigan school selects words that, having fallen into disuse, it would like to see returned to our lexicon. 41

thE history pagE – pa anD Ma FErguson

The 26th governor of Texas was impeached and convicted – so his wife took over 47

iMportant voicEs – MiLitary housing FunDing

Sinclair Cooper explains why it is critical to military readiness. 48

hErstory – aLicE, i’M gLaD i knEw ya’

Contributing Editor Rose-Mary Rumbley tells fascinating stories from/about this small South Texas town. 50

LEgaL viEw: Managing MEDicaL oFFicE BuiLDings 52 artchitEcturE – intiMatE DrEaMs

Attorney and Contributing Editor Anthony Barbieri examines HIPPA and other laws and how they impact managers.

Marc Chalme’s creates mysterious landscapes, still-lifes and figurative pieces.

The nice part about living in a small town is that when you don’t know what you’re doing, someone else does.

The nice part about living in a small town is that when you don’t know what you’re doing, someone else does.

A pictorial of some of the amazing designs by this British architectural giant.

A profile of a very talented San Antonio-based firm.

On the Cover: Those Who Dream By Day

Marc Chalmé creates mysterious landscapes, stilllifes and figurative pieces. He has mastered his approach to these subjects. Perhaps one of the most impressive and notable aspects of his work is his handling of light, which is, at times, almost eerie; the light often seems to glow organically from within the painting and the viewer can nearly feel its warmth. The shadows and sense of depth are handled in such a way that the viewer is invited into the painting, into the room. This innate ability to understand the complexities of light and shadow, and render the subtleties with such talent, is exceptionally rare.

See more of his work on pages 52-53.

affiliate associations

Now in our 27th year, we’ve outgrown the ability the list all of our real estate affiliated associations and include their logos on just one page. The network reaches over 50,000 Texas real estate professionals quarterly!

We proudly serve and service any and all real estate associations in the state of Texas - including (but not necessarily limited to) the ones you see here.

If your group isn’t shown and you’d like for us to include pictures, information and event-coverage, please let us know. Email editor@crestnetwork. com or call the number above.

“You can’t go anywhere without seeing a copy of t he network .”

- Chad R. (Fort Worth, TX)

“A cover to cover gem!”

- Mike F. (Arlington, TX)

“…truly a brighter, lighter side of real estate.”

- Marti C. (Freehold, NJ)

“… entertaining and informative.”

- Carla C. (New Braunfels, TX)

“…a surprising source for such a wide range of interesting topics.”

- T. Lydell (Austin, TX)

“( the network is) one of my motivating forces to continue writing. Thank you for your inspiration.”

- Barbara R. (Frisco, TX)

accuracy or reliability of any advice, opinion, statement or other information displayed and any reliance upon same shall be at the viewer’s sole risk. The publisher makes no guarantees or representations as to, and shall have no liability for,

If you fill your heart with regrets of yesterday and the worries of tomorrow, you have no today to be thankful for.

ANTHONY BARBIERI (P. 50) is a shareholder at Kessler Collins, where he enjoys a broad legal practice. He has been a speaker for ICSC, IREM, and BOMA, has taught continuing-legal education seminars, and has been named a Texas Super Lawyer Rising Star for many years, as well as being a Fellow of the Litigation Counsel of America. He and his wife, Cathy, enjoy traveling and spending time with their extended families, getting involved in their church and supporting the community through various programs – including raising awareness of muscular dystrophy, education and exercise to fight heart disease, providing care and treatment for autism, and counseling domesticviolence victims. He is also a Contributing Editor of the network.

MARK BOYER (P. 18) is the President and CEO of Lever Energy Capital, a leading national provider of C-PACE capital in Denver, CO. He has two decades of corporate management, real estate and renewable energy experience. Over his career, he has been instrumental in the creation, management, and financing of several innovative asset-based companies, and has raised over $400 million in corporate equity and project financing.

SINCLAIR COOPER (P. 47) is an executive vice president of Hunt Companies and president of its Public Infrastructure Development division. He is responsible for targeting and executing the development of institutional public-private partnership (P3) opportunities throughout the United States. He is President of Hunt Legislative Risk Management and HCBS Advocacy entities and he also serves as board member for LEDIC Realty Company and co-manages Hunt’s legacy Military Housing Privatization Initiative business. During his more than 30-year real estate development background, Mr. Cooper has been involved in the analysis, planning, financing, development and construction of over 75 separate transactions, representing over 12,000 units of housing and 10,000,000 square feet of commercial/retail projects. These projects are collectively valued at over $4 billion and include more than five years working as a consultant for Hunt. He brings decades of experience, including helping to finance more than 30 HOPE VI projects representing more than 8,000 units of affordable housing.

JON GIMBER (P. 11) is a Project Manager at LORD Green Strategies, a global sustainability consultancy headquartered in Dallas specializing in providing sustainability services to commercial real estate investment firms. His interest in energy efficiency and sustainable buildings was sparked by a campus-wide building energy consumption study during his final year at Colgate University. He has since devoted his career to working with property teams across the country to better understand and manage their buildings’ energy usage. At LORD Green, Jon is an ENERGY STAR® expert and integral to the LEED team.

JAMES KENNEDY (P. 27) has a Master of Business Administration from the University of Southern California and a Master of Science in Real Estate and Construction Management from the University of Denver. In addition, he has earned the highly-coveted CCIM designation, the combination of which – in conjunction with his real estate and wireless agreement experience –makes him uniquely qualified to analyze, interpret, and discuss wireless agreements, as well as their impact on (and relationship to) underlying and adjacent real estate. James and SteepSteel have been been featured in several trade publications including CIRE (“Commercial Investment Real Estate”) magazine, American City & County magazine, RealtorMag (published by Realtor.org) FierceWireless, and InsideTowers. In addition, he is the author of Cell Tower Secrets an E-book about wireless agreements, including an overview of small cells and 5G, an outline of the variables and metrics used to establish wireless agreement values, and the methods and techniques used to maximize wireless agreement values when negotiating the development, extension, amendment or sale of such agreements. He enjoys spending time with his family, acting as a board member for a Houston Area YMCA Board and the Tillman Academy, and teaching business fundamentals courses for VEL Institute (a Houston area non-profit dedicated to the well-being and growth of veterans). James is also a disabled veteran of the U.S. military.

ANGELA O’BYRNE (P. 32) is the president of national architecture, design-build, and real estate development firm Perez, APC. She champions the principles of smart growth in her home community of New Orleans and in her frequent travels across the country and abroad. Born in Cali, Colombia. Angela is a licensed architect in over a dozen states, a licensed general contractor in Louisiana, a Fellow of the American Institute of Architects, and a member of the National CREW Network (Commercial Real Estate Women) Board of Directors. A singer, golfer, music-lover, and globetrotter, she relishes spending free time with her three grown children and large extended family. She is a Contributing Editor of the network and her Amazing Buildings feature appears in every issue.

ROSE-MARY RUMBLEY (P. 48) holds a Ph.D. in communications from the University of North Texas. She is a well-known speaker in Texas and enjoys researching each and every topic. She is a Contributing Editor of the network and Herstory appears in every issue.

JESSE WOOD (P. 34) the CEO of Lehi, Utah-based eFileCabinet, Inc. Founded in 2001, eFileCabinet, Inc. began as a cutting-edge tool to digitally store records in accounting firms and has developed into a full-fledged electronic document management solution designed to help organizations capture, manage and protect their data.

HELP WANTED

If you’re reading this, you know people in this industry –people who provide products or services, people who could benefit by broadening their customer base, people who will thank you for introducing them to the network.

You can be employed full time, employed part-time, unemployed, disabled, retired – it doesn’t matter! You can earn generous commissions selling advertising in the network, Texas’s most widely read real estate publication.

Just call 682.224.5855 or email editor@crestnetwork.com and mention this ad to learn more about this advertising sales opportunity.

If you fill your heart with regrets of yesterday and the worries of tomorrow, you have no today to be thankful for.

Off the wall

The Bedroom Stakes

The horses are lining up for the first running of the Bedroom Stakes. On the rail is #1, Passionate Lady, followed by #2, Bare Belly, #3 Silk Panties, #4 Conscience and #5, Jockey Shorts. #6 is pulling in now – Clean Sheets. Thighs is the #7 horse. There’s #8 - Big Johnson and #9, Heavy Bosom. Rounding out the field is #10, Merry Cherry.

They’re at the gate, and …. they’re off! Conscience is left behind at the post. Jockey Shorts and Silk Panties are off in a hurry. Heavy Bosom is being pressured. Passionate Lady is caught between Thighs

Vertical Lines

Are you a fan of the humorous lines that run in the gutters of the network pages? Here’s a bunch of them for you – none of them are duplicative of the others in this issue.

• I can only please one person per day. Today is not your day. Tomorrow is nor looking good either.

• I love deadlines. I especially like the whooshing sound they make as they go flying by.

• Tell me what you need, and I’ll tell you how to get along without it.

• Accept that some days you are the pigeon and some days the statue.

• Needing someone is like needing a parachute. If he isn’t there the first time, chances are you won’t be needing him again.

• I don’t have an attitude problem; you have a perception problem.

•Last night, as I laid in bed looking up at the stars in the sky, I thought to my self, where the heck is the ceiling?

•My reality check bounced.

•On the keyboard of life, always keep one finger on the escape key.

•I don’t suffer from stress; I’m a carrier.

•You are slower than a herd of turtles stampeding through peanut butter.

•Do not meddle in the affairs of dragons, because you are crunchy and taste good with ketchup.

•Everybody is somebody else’s weirdo.

•Never argue with an idiot. They drag you down to their level, then beat you with experience.

•A pat on the back is only a few centimeters from a kick in the butt.

•Don’t be irreplaceable - if you can’t be replaced, you can’t be promoted

•After any salary raise, you will have less money at the end of the month than you did before.

•The more crap you put up with, the more crap you are going to get.

•You can go anywhere you want if you look serious and carry a clipboard.

•Eat one live toad the first thing in the morning and nothing worse will hap pen to you the rest of the day.

•When the bosses talk about improving productivity, they are never talking about themselves.

•Everything can be filed under “miscellaneous.”

•To err is human; to forgive is not our policy.

•Anyone can do any amount of work, provided it isn’t the work he/she is sup posed to be doing.

•Important letters that contain no errors will develop errors in the email.

•If you are good, you will be assigned all the work. If you are really good, you will get out of it.

•You are always doing something marginal when the boss drops by your desk.

•People who go to conferences are the ones who shouldn’t.

•If it wasn’t for the last minute, nothing would get done.

•At work, the authority of a person is inversely proportional to the number of pens that person is carrying.

•When you don’t know what to do, walk fast and look worried.

•Following the rules will not get the job done.

•Getting the job done is no excuse for not following the rules.

•When confronted by a difficult problem, you can solve it more easily by re ducing it to the question, “How would the Lone Ranger handle this?”

•The last person that quit or was fired will be held responsible or everything that goes wrong.

ANDREW FELDER aafelder@crestpublicationsgroup.com Managing Editor & Publisher

and Big Johnson and in a very tight spot.

At the halfway mark it’s Bare Belly on top. Thighs opens up and Big Johnson is pressed in. Heavy Bosom is being pushed hard against Clean Sheets. Passionate Lady and Thighs are working hard on Bare Belly. Bare Belly is under terrific pressure from Big Johnson.

The horses are in the stretch…. Merry Cherry cracks under the strain. Big Johnson is making a final drive.

Passionate Lady is coming. They’re at the finish… and it’s Big Johnson giving everything he’s got and Passionate Lady takes everything Big Johnson has to offer. It almost a dead heat, but Big Johnson squirts through and wins by a head.

On the Record

Beginning with this issue, the network will publish six times each year. If you’re a regular reader, enjoy more of the same as well as new features. If you are a new reader, enjoy more of what you see here. We hope you become a regular.

InBox

One (of the many) things I really enjoy about the network are the astounding buildings and architectural design of places I thought were third world countries, or at least under-developed parts of those countries (i.e., the pictures of Guiyang, China). It’s really eye-opening.

- Robert Batterman, Houston

The Sister Cities series is a great idea – and thanks for starting with Fort Worth

- Angelica Gordon, Aledo

I’m going to New York City in May and, thanks to your piece on Federal Plaza, I’ve a new ‘must visit’ place to my itinerary.

- Jennifer Stoughton, Tyler

the network is the only magazine I read page by page because I never know what to expect….and I’m never disappointed. Keep up the great work!

- Bill Rivers, Dallas

Ed. Thanks, Bill. We appreciate that – and we appreciate you and readers like you! See On the Record in the Editor’s Note.

My First Time

The sky was dark

The moon was high

All alone

Just her and I. Her hair so soft

Her eyes so blue

I knew just what

She wanted to do.

Her skin so soft

Her legs so fine

I ran my fingers

Down her spine.

I didn’t know how

But I tried my best

To place my hands

On her breasts.

I remember my fear

My fast beating heart

But slowly she spread

Her legs apart.

And when she did it

I felt no shame

All at once

The white stuff came.

At last it’s finished

It’s all over now

My first time

Milking a cow.

thenetwork EXECUTIVE STAFF

ANDREW A. FELDER

Publisher/Managing Editor aafelder@crestpublicationsgroup.com

JEANNE LE BRAS

Graphic Designer jeannelb93@gmail.com

MARK ANGLE Director of Business Development mark@crestnetwork.com

thenetwork CONTRIBUTING EDITORS

ANGELA O’BYRNE, AIA Amazing Buildings

ROSE-MARY RUMBLEY Herstory

ANTHONY BARBIERI Legal

JULIE BRAND LYNCH Professionals on the Move

If you’re reading this, you know people in this industry –people who provide products or services, people who could benefit by broadening their customer base, people who will thank you for introducing them to the network.

You can be employed full time, employed part-time, unemployed, disabled, retired – it doesn’t matter! You can earn generous commissions selling advertising in the network, Texas’s most widely read real estate publication.

Just call 682.224.5855 or email editor@crestnetwork.com and mention this ad to learn more about this advertising sales opportunity

thenetwork ADVISORY BOARD

ANDY GABEHART

President & CEO of Office Interiors Group, 247Workspace.com, United Electronics Recycling

KIM GHEZ

Director of Marketing, Presidio Title

KRISTIN HIETT, CAE

Executive Director/CEO – IREM Dallas Chapter

KIM HOPKINS

Executive Director, CREW Dallas

JONATHAN KRAATZ

Executive Director, USGBC Texas Chapter

MYCHELE LORD CEO, Lord Green Strategies

DOUG MCMURRY

Executive Vice President, San Antonio AGC

LAURA MCDONALD STEWART, RID, FASID, ILDA

LEED AP Editor of PLINTH and CHINTZ, an interior design blog and Manager of METROCON Expo and Conference

JESSICA WARRIOR Director of Property Management, Granite Properties

READER ALERT!

When you see this symbol on an ad or in an article throughout the pages of the network, it means there is a video, a multipage brochure or an audio recording embedded at this place in our digital edition. Go to www.crestnetwork.com and click on that symbol.

Right: Andy Gabehart Kim Ghez Kristin Hiett Kim Hopkins

Below: Jonathan Kraatz Mychele Lord Doug McMurry Laura McDonald Stewart Jessica Warrior

Sustainable Architecture in Skyscrapers Without Sacrificing Design

Climate change is real, and people’s concerns have been manifested in many ways. (Think all-electric vehicles, for example.) And ecofriendly living is not new to architecture, as so many stories and pictorials that have filled these pages over the years indicates. It is very much in vogue in skyscrapers – and it is being accomplished all around the world without giving up high design.

Bank of America Tower (New York City)

The Bank of America Tower in New York City (designed by Rick Cook) is at the forefront of sustainable building design with such features as floor-toceiling window glazing, which traps heat and maximizes natural light. And the building collects rain water to reuse throughout the structure.

Pixel Building (Melbourne, Australia)

Designed by Australianbased Studio505, this building employs an intricate assembly of recycled colored panels to provide occupants with maximized light control. It came to be Australia’s first carbon-neutral structure.

Taipei 101

This 1,667-foot-tall skyscraper was designed in 2004 by C. Y. Lee. It uses low-flow water fixtures that reduce water usage by at least 30 percent compared to average building consumption and save roughly 7.4 million gallons of water each year.

Shanghai Tower

Towering 2,073 feet in the air, the Gensler-designed Shanghai Tower is the second tallest building in the world. It has a “transparent second skin,” which consists of a double-glass façade that significantly reduces the building’s carbon footprint. A LEED Gold certified building, the tower’s exterior lighting is powered by winddriven generators.

One Central Park (Sydney, Australia)

Designed by Jean Nouvel, this building is as bold as it is eco-friendly. The structure is covered in 35 different species of plants, effectively trapping carbon dioxide, emitting oxygen, and providing energy-saving shade.

Bahrain World Trade Center

Designed by Atkins in 2008, this structure’s eco-friendly features include three skybridges holding wind turbines that generate power from strong breezes coming from the nearby Persian Gulf.

Oasia Hotel (Singapore)

The WOHA-designed hotel was completed in 2016, the lush, fertile building utilizes its many gaps and porous exterior to allow natural air to funnel in and around the interiors, thereby saving on energy.

Patience is the ability to idle your motor when you feel like stripping your gears.

If people from Poland are called Poles, why aren’t people from Holland called Holes?

If people from Poland are called Poles, why aren’t people from Holland called Holes?

JON GIMBER

jon@lordgreenstrategies.com

Jon Gimber is a Project Manager for LORD Green Strategies

LEED for Existing Buildings Update: Shift to Performance Measurement

Leadership in Energy and Environmental Design (LEED) has been the most widely used and widely recognized green building certification in the United States for over a decade. The Existing Buildings Operation and Maintenance sector saw rapid growth under the LEED Version 2009 (v2009) rating system with over 4,000 projects achieving certification. Projects were able to register for v2009 through October 2016 and are eligible to use this rating system through June 2021. In 2014, the rating system was updated to LEED Version 4 (v4). The new version included more stringent criteria to meet prerequisites and achieve credits. The update resulted in less adoption in the market.

In 2016, the U.S. Green Building Council (USGBC) released Arc, an online software tool that allowed buildings to track their performance relative to other LEED certified buildings in five categories –energy, water, waste, transportation, and occupant comfort. In March 2018, the USGBC released a new rating system for existing buildings, LEED Version 4.1 (v4.1). The rating system includes seven prerequisites, ten credits, and five performance score categories –the same as those listed above in the Arc tool. Unlike v2009 and v4, which required recertification every five years, certification under v4.1 requires recertification every three years Projects are scored from zero to 100 with the same LEED rating levels as v2009 and v4 –40 points for Certified, 50 for Silver, 60 for Gold, and 80 for Platinum. Ninety of the 100 points are achieved through the five performance score categories. The figure below shows the point breakdown for an example project.

Most recently, LEED released new Recertification Guidance in November 2018. The guidance states that any previously LEED certified project, including LEED for New Construction projects, is eligible for LEED v4.1 for Operations and Maintenance certification by tracking the five performance categories in the Arc software and achieving at least 40 of 100 points. There are no prerequisites for any projects pursuing this new recertification option.

With the most recent rating system and the release of the new recertification guidance, it is clear that LEED is focusing on the performance score approach moving forward. Rather than analyze a property against the LEED rating system once every five years, LEED is encouraging properties to pursue ongoing improvement. Continuous monthly data entry and more frequent recertification will encourage property teams to improve their energy efficiency, water efficiency, waste diversion rate, transportation patterns, and indoor air quality. Improvements to each will increase their score and potentially increase their LEED rating.

With all of the changes outlined above, what is the best option for your property to achieve certification?

-If your property team would prefer to pursue certification once and have it last for five years, then LEED v2009 or v4 may be best. The property must have been registered for LEED v2009 in 2016 or earlier in order to use the rating system.

-If your property has a tenant base that may not be willing to take a transportation and occupant comfort survey once a year, then v2009 or v4 may be best.

-If your property has been certified under any New Construction (Building Design and Construction or Core and Shell) rating systems, then the new Recertification Guidance may be best as your project will forego all Existing Building prerequisites.

-If your property has not been LEED certified and has a tenant base willing to participate, then v4.1 may be best.

One additional piece to consider is the current situation with ENERGY STAR Portfolio Manager and the ENERGY STAR Score. In August 2018, ENERGY STAR updated its scoring model to compare buildings to a national survey of buildings performed in 2012. The previous models were based on a survey from 2003. The update resulted in office properties seeing an average decrease in score of 13 points, with some buildings seeing a decrease of up to 30 points. The scoring model is currently under further review and ENERGY STAR certifications have been placed on hold until the model is finalized. The table below provides a summary of the frequency of submissions required to maintain LEED certification, the relative cost of each LEED rating system, and whether the ENERGY STAR Score is considered as part of the LEED certification process.

Each project should be evaluated separately to determine the best option for certification or recertification. As a first step, property teams should register their project on the Arc software tool and input 12 months of energy, water, and waste data to get a preliminary sense of how their property is performing in this new tool.

YOU NEED TO KNOW The Counties of Texas

T exas has a total of 254 counties, by far the largest number of counties of any state. Counties also have much less legal power than home rule municipalities. They can only pass ordinances (local laws with penalties for violations) in cases where the Texas statutes have given them express permission to.

Each county is run by a five-member Commissioners Court (spelled without the apostrophe) consisting of four commissioners elected from single-member districts (called commissioner precincts) and a county judge elected at-large. (A sixth official, the county clerk, is an ex officio member of the court.) The county judge does not have authority to veto a decision of the commissioners court; the judge votes along with the commissioners (being the tie-breaker in close calls).

In smaller counties, the county judge actually does perform judicial duties, but in larger counties the judge’s role is limited to serving on the commissioners court and certifying elections. Certain officials, such as the sheriff and tax collector, are elected separately by the voters, but the commissioners court determines their office budgets, and sets overall county policy. All county elections are partisan, and commissioner precincts are redistricted after each ten year census both to equalize the voting power in each and in consideration of the political party preferences of the voters in each.

Counties in Texas have limited regulatory authority, and much less legal power than home rule municipalities. They can only pass ordinances (local laws with penalties for violations) in cases where the Texas statutes have given them express permission to. Counties in Texas do not have zoning power (except for limited instances around some reservoirs, military establishments, historic sites and airports, and in large counties over “communication facility structures”, such as visible antennas). However, counties can collect a small portion of property tax and spend it to provide residents with needed services or to employ the power of eminent domain. Counties also have the power to regulate outdoor lighting near observatories and military bases. Counties do not have “home rule” authority; whatever powers they enjoy are specifically granted by the State.

Unlike other states, Texas does not allow for consolidated city-county governments. Cities and counties (as well as other political entities) are permitted to enter “interlocal agreements” to share services (for instance, a city and a school district may enter into agreements with the county whereby the county bills for and collects property taxes for the city and school district; thus, only one tax bill is sent instead of three). Texas does allow municipalities to merge.

As one textbook produced for use in Texas schools has openly acknowledged, Texas counties are prone to inefficient operations and are vulnerable to corruption, for several reasons. First, most of them do not have a merit system but operate on a spoils system , so that many county employees obtain their positions through loyalty to a particular political party and commissioner rather than whether they actually have the skills and experience appropriate to their positions. Second, most counties have not centralized purchasing into a single procurement department which would be able to seek quantity discounts and carefully scrutinize bids and contract awards for unusual patterns. Third, in 90 percent of Texas counties, each commissioner is individually responsible for planning and executing their own road construction and maintenance program for their own precinct, which results in poor coordination and duplicate construction machinery.

In politics and government, a spoils system (also known as a patronage system ) is a practice in which a political party, after winning an election, gives government civil service jobs to its supporters, friends, and relatives as a reward for working toward victory, and as an incentive to keep working for the party—as opposed to a merit system , where offices are awarded on the basis of some measure of merit, independent of political activity. (A political cartoon by Thomas Nast showing a statue of Andrew Jackson on a pig, which is over “fraud”, “bribery”, and “spoils”, eating “plunder”. Featured in Harper’s Weekly on 28 April 1877)

No one ever says, “It’s only a game,” when their team is winning.

San Antonio Chapter

diversi ns

My Name’s Joe

T here once was a farmer whose wife had died and left him with three beautiful teenage daughters. Every weekend, when they went out on dates, the farmer would stand at the door with his shotgun, making it clear to their dates he wanted no trouble from them.

Another Saturday night came around. About 7 p.m., there was a knock on the door. He answered and the young man said, “Hi, my name’s Joe. I’m here for Flo. I’m taking her to the show. Is she ready to go?” The farmer thought he was a clever boy and wished them a good time.

A few minutes later, another knock was heard. A second boy appeared and said, “Hi, I’m Eddie. I’m here for Betty. I’m taking her for spaghetti. I hope she’s ready.” He thought that he must know Joe. and bade them off as well with his best wishes.

A few minutes after that, a third knock was heard. “Hi, I’m Chuck…” The farmer shot him.

Politically Iffy

A man was walking through Chinatown and saw a building with a sign “Hans Olaffsen’s Laundry.” “Hans Olaffsen?”, he thinks. “How in the world does that fit in here?” So, he walked into the shop, saw an old Chinese gentleman sitting in the corner, and asked, “How in the world did this place get a name like Hans Olaffsen’s Laundry?”

The old man answered, “Is name of owner.”

The visitor asked ‘Well, who is the owner?”

“I am,” answered the old man. “You? How did you ever get a name like Hans Olaffsen?”

The old man replied, “Many years ago, when I first came to this country, I was standing in line at Documentation Center. Man in front of me was big blond Swede. The lady looked at him and asked, “What’s your name?” He said,” Hans Olaffsen.” Then she looked at me and said, ‘What’s your name?’ I say, “Sam Ting.”

The Associated General Contractors San Antonio chapter held its Annual Casino Night and Construction Industry Awards dinner on November 15th at The Club at Sonterra. Over 200 attended.

Mike Sireno (Baker Triangle) BCA Outstanding Member of the Year

Ace Tinch Service Provider of the Year

Nehemiah O’Neal (NPO Entreprises LLC) Architect of the Year Alterman Inc Specialty Contractor of the Year

Turner Construction Company General Contractor of the Year

Architectural Divison 8 Supplier of the Year

Curv Compliance Bubba Moeller Award

On November 15th, in the beautiful SKYE Ballroom in the Lorenzo Hotel overlooking the city of Dallas, the chapter held its annual awards luncheon. Pictured with 2018 chapter President Scott Stovall, RPA, CPM® and 2019 chapter President Debra Spears, CPM® are pictured with the winners.

Summer’s Winter Reading List

Children’s Books That Didn’t Make It (and you should probably avoid)

You Are Different and That’s Bad

The Boy Who Died from Eating All His Vegetables Fun four-letter Words to Know and Share

Hammers, Screwdrivers and Scissors: An l-Can-DoIt Book

The Kids’ Guide to Hitchhiking

Kathy Was So Bad Her Mom Stopped Loving Her Curious George and the High-Voltage Fence

All Cats Go to Hell

The Little Sissy Who Snitched

Some Kittens Can Fly.

That’s it, I’m Putting You Up for Adoption

Grandpa Gets a Casket

The Magic World Inside the Abandoned Refrigerator

Garfield Gets Feline Leukemia

The Pop-Up Book of Human Anatomy Strangers Have the Best Candy Whining, Kicking and Crying to Get Your Way You Were an Accident

Things Rich Kids Have, But You Never Will Pop! Goes the Hamster...And Other Great Microwave Games

The Man in the Moon Is Actually Satan Your Nightmares Are Real Where Would You Like to Be Buried? Eggs, Toilet Paper, and Your School Why Can’t Mr. Fork and Ms. Electrical Outlet Be Friends?

Daddy Drinks Because You Cry

Vince Lovato, Award of Excellence

Interstate Restoration, IREM Partner of the Year

Devin Carden, CPM®, ARM®, Committee Chair of the Year

ARM Committee (Chanon Fisher and Devin Carden), Committee of the Year

John Glen, Rising Star

Christie Clenney, CPM of the Year

Lewis LegacyHoppen, Award

Granite Properties (Jessica Warrior accepting), President’s Award

The Counselors of Real Estate announced its 2019 officers for the Dallas/Fort Worth Chapter.

Chair : Anthony S. Levatino, CRE

Vice Chair : Andrew J. McRoberts, CRE

Secretary : Ann Hambly, CRE

Treasurer : MacKenzie S. Bottum, CRE

Membership Officer : Jon Cruse, CRE

A man is flying in a hot air balloon and realizes that he’s lost. He reduces the height at which he’s flying, spots a man down below, lowers the balloon even further and shouts, “Excuse me, sir, can you tell me where I am?”

“Yes,” says the

man. You’re in a hot air balloon, hovering 30 feet above this field.”

“You must work in information technology,” says the balloonist.

“I do,” replied the man. “How did you know?”

“Well,” said the balloonist, “everything you have told me he is technically correct, but it’s of no use to anyone.”

The man below says, “you must work in management.”

“I do,” replies the balloonist,” But how did you know?”

“Well,” says the man, “You don’t know where you are, or where you’re going, but you expect me to be able to help. You’re in the same position you’re in before we met, but now you think it’s my fault.”

Anthony S. Levatino

Women in the Environment Event and Tour at World Wear

The Balloonist

Making a smoking section in a restaurant is like making a peeing section in a swimming pool.

T he Precast/Prestressed Concrete Institute presented its 2019 Design Awards. The program is in its 56th year and recognized 23 projects. Projects are submitted in a variety of categories, including transportation, buildings, and special categories. They are judged by a panel of industry experts that includes precast concrete producers, engineers, architects, and construction and architectural industry media. Three Texas properties figured prominently. (See all the winners at https://www.pci.org/PCI/About/ Awards/Design_Awards/Design_Award_ Winners?year=19 )

Cook Children’s Medical Center

South Tower (Fort Worth)

Healthcare/Medical Building Award

Project cost: $289.2 million

Project size: 314,000 sf

The insulated architectural exterior system saves more than 35% in annual BTUs when compared to a brick-and-block assembly, while providing an environment that is comfortable, quiet, and moisture resistant. The cohesive aesthetic of the precast concrete panels and the affordable construction contribute to the continued success of the hospital and opportunities for growth in the future.

Glassell School of Art (Houston) Government and Public Buildings Award

Architect Populous, Kansas City, MO Engineer of Record

Walter P. Moore, Houston, TX General Contactor

Manhattan Vaughen JV, Dallas, TX

The 2015 renovation of Texas A&M’s Kyle Field was at that time the largest-ever collegiate sports project in the United States. The $485 million, 26-month redevelopment project included completely rebuilding the college stadium in two phases to expand capacity to 102,733 seats, making the stadium one of the five largest in collegiate football. Populous and ManhattanVaughn JV were challenged to find creative ways to reduce cost and risk over the project’s 26-month timeline, which covered two active football seasons. According to project requirements, the renovation was not allowed to affect the team’s ability to play games in the stadium, which meant site congestion and traffic had to be kept at a minimum.

Architect David M. Schwarz Architects, Washington

D.C.

CallisonRTKL, Dallas, TX

Engineer of Record

CJG Engineers, Houston, TX

General Contactor

Linbeck Group, Houston, TX

In 2014, Cook Children’s Medical Center in Fort Worth, Tex., broke ground on a nine-story addition for the largest pediatric healthcare provider in the DFW Metroplex. Building healthcare facilities always comes with a unique set of challenges, said Sean Patrick Nohelty, principal with David M. Schwarz Architects. These buildings must be designed to address the varied needs of patients and staff while meeting the highest standards for air quality, temperature and moisture control, and exterior aesthetics. The strict performance criteria and desire to create a lasting and beautifully designed solution for the community’s most vulnerable patients drew the designers to precast concrete.

Architect Kendall/Heaton Associates, Houston, TX Steven Holl Architects, New York, NY Engineer of Record Cardno Structural Engineering, Houston, TX General Contactor

McCarthy Building Companies, Houston, TX

The new Glassell School of Art building in Houston, TX, is itself a work of art. The defining geometry, sloping plane, and elegant use of light and space all come together in a structure that will be an anchor for the Houston community. From a structural perspective, the main challenge on the project was to ensure continuity between the different types of structural components. The building’s has individual panels that rotate, twist, and incline to varying degrees at random locations, requiring detailed attention to the load path.

The use of precast concrete allowed for the minimization of wall thickness in some key locations and provided control over placement of the reinforcing steel. Connections between precast concrete panels; cast-in-place, mild steel-reinforced concrete, hollow-core planks; and posttensioned concrete are located throughout the structure.

To achieve the classic red-brick facade design, brick was cut and set into precast concrete panels that were brought to the site and erected. The architectural precaster worked with the brick manufacturer early in the process, which provided a competitive advantage that allowed the precaster to produce slightly ahead of the schedule requirement. The structural precast concrete seating sections were prefabricated during the football season and delivered to the site for installation as soon as the whistle blew on the last game of the

Los Angeles’s full name is “ El Pueblo de Nuestra Señora la Reina de los Ángeles del Río Porciúncula. The qualities that most attract a woman to a man are usually the same ones she can’t stand years later.

Texas A&M University’s Kyle Field (College Station) Stadiums and Arena Award

Everybody repeat after me: “We are all individuals.”

The qualities that most attract a woman to a man are usually the same ones she can’t stand years later.

Mark Boyer mboyer@leverec.com

Mark Boyer is the President and CEO of Lever Energy Capital in Denver, CO

With Interest Rates Rising, C-PACE Can Help

T he threat of a rising interest rate environment is causing some to wonder about how this will impact commercial real estate property values and investment performance in Texas and beyond. Some investors fear that rising interest rates will cause cap rates to rise and property values to fall, resulting in weaker total returns. Generally, the Texas commercial real estate market has strong fundamentals and it looks stronger and less volatile relative to other investment options. This is evidenced by the fact that deal activity has remained comparatively flat year-over-year while equities are down, and prices remain high.

Despite the positive outlook, in a rising interest rate environment, owners must be more discerning than ever when evaluating their financing options and capital stack. The good news is that in 2013, state legislators passed a little-known financing program called Commercial Property Assessed Clean Energy (CPACE).

This specialty financing program can be extremely accretive to property bottom lines by offering a meaningfully lower cost of capital than mezzanine financing or equity. Our company, Lever Energy Capital, focuses on providing C-PACE capital to commercial real estate owners and developers.

On the rise across the nation as well as across the state, C-PACE is a form of financing that enables property owners to finance significant portions of the capital stack and capital expenditures at low, fixed interest rates over terms as long as 25 years in Texas, one of 20 states with an active C-PACE program. Across the United States, commercial property owners received hundreds of millions of dollars in C-PACE financing in 2017—more than twice the total dollar amount of C-PACE financings closed in 2016. Much of the growth in C-PACE in 2017 was due to projects funded in Texas, which was home to approximately 6% of total C-PACE financing dollars that year. Due to the accretive nature of C-PACE, Bloomberg News believes it has a $250 billion market potential across the nation, and

our company expects a significant portion of this market to be in Texas. But before we get to how C-PACE can be accretive, let’s look at how C-PACE works.

The private and public sectors, through entities such as our company, provide C-PACE financing for up to 100 percent of building costs related to building system and envelope improvements, water conservation measures and renewable energy or other on-site energy generation additions. Hazard mitigation upgrades also can be financed in some states, including (in parts of Texas) storm resiliency. C-PACE financing is available for various commercial property types, including office, industrial, retail, hospitality, multifamily, data centers, mixed-use and special-use property types.

hood with C-PACE capital provided by Lever Energy Capital. That capital is being used to fund fundamental pieces of the building redevelopment, including a new HVAC system, electrical upgrades such as LED lighting and controls, building envelope improvements, as well as soft costs and fees associated with these portions of the project. With $2.5 million in C-PACE financing for the cost of these improvements, C-PACE is a significant portion of the capital stack with a lower cost of capital than traditional mezzanine financing or equity. The property owner will repay the C-PACE financing through tax assessment payments amortized over 25 years at a low interest rate that is fixed over the same period.

The improvements for this adaptive reuse project are expected to result in lower operating expenses and annual increases to net operating income, which will increase the overall property value. Cash flow will also increase as a result of ReTh!nk’s substitution of C-PACE for more expensive forms of capital.

C-PACE’s repayment mechanism is one aspect that makes it unique. Like metropolitan districts and other special assessments, CPACE is paid back as a long-term property tax assessment associated directly with the improved property. This unique repayment mechanism allows C-PACE to provide longterm, low-cost, nonrecourse, fixed-rate financing that matches the life of the building improvements. The increased property tax assessments are often outweighed by the operating savings derived from the building upgrades and pass throughs enabled by property tax treatment of C-PACE payments; the result is a cash-flow positive investment within the first year.

One specific example of C-PACE making an impact in Texas is ReTh!nk’s adaptive re-use project near downtown Houston, slated to open in the Fall of 2019. ReTh!nk, a coworking community created for real estate professionals, is developing one of its first locations in Houston’s Washington Heights neighbor-

Additionally, and perhaps more importantly to the property owner, the C-PACE financing will automatically transfer to the next property owner upon sale. In the current environment of rising interest rates, assumable and long-term fixed-rate financing can be attractive to buyers and sellers alike. Ultimately, putting CPACE financing on a property translates to an increase in property returns with regards to operating income, cash flow, asset quality, and pricing upon sale.

So, the next time you are evaluating your capital stack and fretting over rising interest rates, consider C-PACE as a tool at your disposal. Its popularity is growing in Texas and beyond because it provides real estate owners and developers a new accretive financing tool that can result in a cash-flow positive investment within the first year.

The 2018 Chapter Award Winners (L-R) Outstanding New Member Award: Natalie Bode, Cushman & Wakefield; CREW Dallas Dealmaker Awards: Suzanne Brasuell, ENTOS Design and Sara Terry, Stream Realty; CREW in the Com -

munity Award for Philanthropic Excellence: Diane Butler, Butler Advisers; President’s Award: Michele Langenberg, TIER REIT. Not pictured: Chapter Service Award: Rachel Rouse, HOK; CREW Dallas Dealmaker Awards: Mandy Fults, Stream Realty and Kmeal Winters, Gables Residential.

Suzanne Brassuell, 2017 President, ENTOS Design.

Past President and Future at the December Holiday Awards Luncheon: (L-R) Vicki Summerall, 2019 President Elect, Republic Title of Texas; Shea Kracheck, 2019 President, Lane, Gorman & Trubitt; Paula L. Beasley, Immediate Past President, Farrow- Gillespie Heath Witter;

The 2019 CREW Dallas Board of Directors (L-R) Suzanne Brasuell, ENTOS Design, Strategic Advisor; Sara Terry, Stream Realty, Director; Janice Peters, Hudson Peters Commercial, Secretary/ Treasurer; Beverly Woodall, JLL, Director; Laura Hoffmann, Winstead, Director; Laurie Arnold, Johnston & Pratt, Director; Shea Kracheck, President, Lane, Gorman, Trubitt; Michele Langenberg, TIER REIT, Director; Vicki Summerall, Republic Title of Texas, President Elect Paula L. Beasley, Farrow- Gillespie Heath Witter, Past President; Megan DeLeon, Adolfson & Peterson Construction, Director; Kimberly Hopkins, CREW Dallas, Executive Director.

Foster + Partners Is All Over the Map (in a very good way)

Foster + Partners is a British international studio for architecture and integrated design; its headquarters is in London. The practice (founded in 1967), led by its founder and chairman, Lord Norman Foster, has constructed many high-profile glass-and-steel buildings. And they also do bridges, government, corporate, residential, higher education, and mixeduse buildings, cultural facilities, transportation centers, sports facilities and so much more.

They have a worldwide reputation for thoughtful and pioneering design, working as a single studio that is both ethnically and culturally diverse combining the skills of architecture with engineering, both structural and environmental, urbanism, interior and industrial design, model and film making, aeronautics and many more – the collegiate working environment is similar to a compact university. These diverse skills make the studio capable of tackling a wide range of projects, particularly those of considerable complexity and scale. This is just a small sampling of the magnificent designs of this very creative firm.

1.The Millau Viaduct (2004) is a cable-stayed bridge in southern France. It was designed in conjunction with French structural engineer Michel Virlogeux. It is the tallest bridge in the world with a height of 1,125 ft. (See top picture)

2.Bloomberg, London won the 2018 RIBA Stirling Prize — the annual award that celebrates the UK’s best new architecture. The company’s new European headquarters credited as the world’s most sustainable office comprises two environmentally friendly buildings connected by a bridge.

3.Apple Piazza Liberty, opened in July 2018 in the center of Milan, includes a grand public plaza above the retail outlet. Visitors are greeted with a glass fountain that serves as both the entrance to the store and as a backdrop to the large outdoor amphitheater. Foster + Partners has a very special relationship with Apple, having designed is headquarters in Cupertino, CA (see #15) and unique Apple stores in France, Japan, Dubai, Turkey, Singapore and Macau as well as several in the U.S.

6.The AQWA Corporate Project (2017) is an office development along the waterfront in Rio de Janeiro, Brazil. The project is part of an extensive land reclamation in the historic port area of the city. The development has been designed to achieve LEED ASHRAE Gold certification, responding to the particular local tropical climate by establishing an enhanced self-shading strategy to the building elevations as well as providing effective sun protection and rain cover in all the principal open-air public circulation and amenity spaces.

4.Still in Planning: A planning application was submitted in November 2018 for The Tulip, a new public cultural attraction which would be situated next to 30 St Mary Axe, also known as The Gherkin (which was completed in 2004 – also by Foster + Partners) in London.

5.York University Subway Station’s (2018) design considers the surrounding public space and connections to the city and uses natural light to intuitively guide passengers from the entrance down to the platforms. Its striking roof canopy provides a new ‘front door’ for the university. Designed to comply with Toronto Green Standards, the building is entirely naturally ventilated, with mechanical back-up from the tunnel ventilation fans only in extreme conditions.

7.The Steve Jobs Theater (2017) embodies the extraordinary collaboration between Apple and Foster + Partners at Apple Park. Positioned atop a small hill, some way into the park, the Theater is reached via a gentle, winding walk through verdant parkland.

8.The Bund Finance Center is a major mixeduse development close to the Shanghai waterfront, designed jointly with Heatherwick Studio. The 4.5 million + development of eight buildings combines premium offices with a boutique hotel, a cultural center and a wide variety of luxury retail spaces, all arranged around a landscaped public plaza.

A man can be happy with any woman as long as he doesn’t love her. More people are killed by donkeys annually than are killed in plane crashes.

Picture credit: By Stefan Krause, Germany - Self-photographed, CC BY-SA 3.0,

9.The National Bank of Kuwait is located on a prominent site in Kuwait City’s growing financial district. The design combines structural innovation with a highly efficient passive form, shielding the offices from the extremes of Kuwait’s climate.

With both passive and active measures to reduce water and energy consumption, the project targets a LEED Gold rating.

12.Under Construction: Hermitage Plaza is a project consisting of a podium and 6 buildings, including two towers, in the business district of Paris. Upon completion in 2024, the two 1,060 ft tall towers with 86 and 85 floors will be the tallest buildings in the European Union.

16.Under Construction: for Dubail Expo 2020 are some of country’s most iconic designs in the past four decades, including the Index Tower and the firm’s own masterplan for Masdar City.

10.This 2,000 seat venue was completed in 2000, by which time it had earned its affectionate nickname, due to the similarity of its shape to that of the animal of the same name. The SEC Armadillo (originally known as the Clyde Auditorium) is an auditorium located near the River Clyde, in Glasgow, Scotland.

13.The new headquarters for Ferring Pharamceuticals A/S in Copenhagen, Denmark will open this year. The triangular form of the building is driven by the shape of the site, surrounded by water on all sides. The layout of the interior spaces was derived from in-depth studies of Ferring’s way of working, creating workspaces that are tailored to the company’s specific requirements.

14.City Hall is the headquarters of the Greater London Authority (GLA), which comprises the Mayor of London and the London Assembly. It opened in July 2002, two years after the Greater London Authority was created.

17.Starting Soon: The 80,000-seat Lusail Stadium for the 2022 world cup in Qatar, the largest venue to be used during the tournament (scheduled to kick off on November 21, 2022).

18.The firm is part of a consortium set up by the European Space Agency to explore the possibilities of 3D printing to construct lunar habitations. Addressing the challenges of transporting materials to the moon, the study is investigating the use of lunar soil, known as regolith, as building matter. The practice has designed a lunar base to house four people, which can offer protection from meteorites, gamma radiation and high temperature fluctuations. The base is first unfolded from a tubular module that can be transported by space rocket. An inflatable dome then extends from one end of this cylinder to provide a support structure for construction. Layers of regolith are then built up over the dome by a robot-operated 3D printer to create a protective shell. The structure is groundbreaking in demonstrating the potential of 3D printing to create structures that are close to natural biological systems.

11.Under Construction: The robotics giant Dajiang Innovation Headquarters in Shenzhen, China features two mirrored towers connected via a dramatic sky bridge. The floors are arranged in floating volumes cantilevered from central cores by large steel megatrusses – creating large, column-free spaces throughout, with unique quadruple-height drone flight testing labs.

15.Apple Park is the corporate headquarters of Apple Inc., in Cupertino, California, Opened to employees in April 2017, it is located on a suburban site totaling 175 acres (71 hectares), it houses more than 12,000 employees in one central four-storied circular building of approximately 2,800,000 square feet. Steve Jobs wanted the whole campus to look less like an office park and more like a nature refuge. Eighty percent of the site consists of green space planted with drought-resistant trees and plants indigenous to the area, and the center courtyard of the main building features an artificial pond.

See more of these marvelous architectural masterpieces at: https://en.wikipedia.org/wiki/Foster_and_Partners

By Diego Delso, CC BY-SA 4.0, https://commons.wikimedia.org/w/index.php?curid=35489767

TORONTO GOES BIG WITH GESAMTKUNSTWERK KING TORONTO – VITALITY FOR THE NEXT GENERATION

I f you’re a regular reader of the network, you know that we are big bans of BIG – the Bjarke Ingels Group. Recently approved and soon to begin construction is KING Toronto – a redevelopment integrating a residential community with heritage commercial properties on the site. It consists of sets of pixels (each set at the size of a room and rotated 45 degrees from the street grid to increase exposure to light and air) which extrude upwards to create space for housing, retail and boutique offices. The building

kinds of brick – red brick, yellow brick, black brick –and finally ended up with glass brick,” Ingels explained. “We created roomsized Lego pieces – places for living, sleeping, outdoor space – and with those elements you can compose any kind of home,” Ingels explained.

(17 stories and 514 condo and retail units) is organized as a traditional perimeter block with a public plaza in the center. The condos (one of a kind suites) start in the mid $700,00s go to over $1,000,000 - $1,600 psf.

The project points to the enduring idea of the gesamtkunstwerk – the holistic merging of architecture and art, of form, function and detail. Ingels calls it a “boxilated landscape” which will transform Toronto for the next generation. “We wanted to have a dialogue with local materials. We tried all

Located in the heart of downtown Toronto at the convergence of three 20th century neighborhood parks, the King Street West Condos mixed use development will give residents access to just about everything. With a ‘walk score’ of 99/100 and a ‘transit score’ of 100, residents will enjoy easy access

to cafes, restaurants, shopping centers, parks and many nightlife venues.

See more about BIG’s spectacular worldwide projects at https://big.

ACCOUNTS RECEIVABLE –

TRACKING THEM IS GOOD. COLLECTING THEM IS BETTER .

Business-to-business debts require special, focused expertise and finesse… and the selection of your commercial collection service is an important decision. It revolves around Service, Trust and Recovery. Rates are important, and recovery is the objective (the bottom line) … but there’s more to it.

The company you choose will be handling your money, talking to your customers, and representing you in the marketplace. You want your money as soon as possible – but you don’t want to lose clients.

At ABC, you’re never out-of-pocket for our services. We collect (at prearranged terms) and when – and only when – we succeed (i.e., once we collect money owed to you), do we get paid. There is no fee UNLESS and UNTIL we collect.

Our payment is contingent upon your recovery – so our success is integrally tied to yours.

As a privately owned company, we make decisions based on what is best for our clients. Our focus is exclusively on improving your bottom line, and we have the knowledge and experience to deliver exceptional results.

Overland Partners Reshaping the Way We Think About Architecture

A rchitecture is never just a building. San Antonio-based architecture firm Overland Partners has embraced that idea, using its work to make a difference in ways that transcend the built environment. Founded in 1987, the firm focuses on developing innovative design solutions that address client and community challenges. With projects across Texas, throughout the United States, and around the globe, Overland has a reputation for delivering designs that are conscious of their environmental, social, and aesthetic context—an approach that goes beyond the traditional ideas of what an architect firm should produce.

Embracing the Future of Technology

The team at Overland actively explores ways to improve the experience of their clients and stakeholders through the adoption of new technologies. Overland was one of the first architecture and design firms to embrace virtual reality (VR). It was decided early on that the firm would invest in the immersive technology as part of their business model. The firm’s use of VR to aid its designs has also improved interactions with stakeholders by allowing them to experience the look and feel of a space earlier in the process. VR has become an effective communication tool the firm uses to help stakeholders better understand their projects and supports design approvals. Overland recently designed a mixed-use space in downtown San Antonio’s historic Hemisfair Park that includes an office building, public park, hotel, retail and restaurant space. The firm leveraged VR to engage multiple stakeholders during the early stages of the project to build consensus and garner support from city leaders. Aiming to showcase spaces for lease in the office building design, local real estate brokers partnered with Overland to utilize the technology to provide virtual tours to potential tenants in the pre-leasing process of the property.

Responsible Sustainability

Overland is dedicated to promoting smart and responsible design using sustainable techniques and design elements. When the firm decided a new office was needed to accommodate growth and better reflect firm culture, moving the practice into downtown San Antonio revealed a greater opportunity to revitalize a city block and transform an early 20th-century warehouse into an innovative and functional studio space. The project won the American Institute of Architects Committee on the Environment (AIA COTE)

Top Ten Award, one of the most prestigious programs in the industry celebrating structures that use a thor-

oughly integrated approach to architecture, natural systems, and technology to provide architectural solutions which protect and enhance the environment. With a coffee shop tenant sharing the building, the Hughes Warehouse has become an anchor in the city center’s stunning renaissance. City leaders congregate at the coffee shop, arts events and festivals pass through the courtyard; the Warehouse has created a place for citizens to live, work, and play on the banks of the San Antonio River.

Rethinking Challenge

When approached to enhance and expand an existing office park design, Overland recognized the opportunity to improve outcomes across the board. Overland’s approach to the Champion Office Park embodied principles usually applied to homes and educational spaces that incorporate environments that encourage connection to nature and human contact. The site needed to be rethought, but it had the capacity for internal consistency, flow, and cohesion. Two four-story glass and limestone office buildings, along with a vine-clad parking garage, were set at different elevations on the sloping site/cliff, carefully balancing access and efficiency for its occupants while minimizing cut and fill. Prior to completion, the offices were leased to Indeed, a leading global employment search engine, and serve as an excellent example of how a project can be sensitive to human needs and the environment while remaining profitable

Hemisfair Great Lawn View Go

Overland Office in theHughes

Hughes Warehouse in San Antonio

Champion Office Park in Austin

Laity Lodge in Leakey

The Paul L. Foster Campus

Love is a matter of chemistry, sex is a matter of physics.

In December, the Urban Land Institute (ULI announced a new chairman and a new president for its Americas region, which serves the Institute’s members in the United States, Canada and Mexico. The mission of ULI is to provide leadership in the responsible use of land and in creating and sustaining thriving communities worldwide.

Global Board member and ULI Treasurer John R. “Jack” Chandler, founder of Majesteka Investments Holdings and chief investment officer and board member for Reterro, Inc., and former managing director and chairman of BlackRock’s Global Real Estate business in New York City, has been named chairman of the Americas region, a volunteer role that includes service as chairman of the Americas Executive Committee. He and his fellow committee members will lead the implementation of ULI’s Strategic Plan for the Americas region, which is part of the Global Strategic Plan approved by the Institute’s Global Board of Directors in

May 2018. The plan’s priorities include delivering greater member value through investments in people and technology to improve member connections and involvement; strengthening and broadening ULI’s member networks; and encouraging more philanthropic giving to expand ULI’s reach.

Multifamily industry leader Gwyneth Jones Cote, who most recently served as chief operating officer for Bell Partners, has joined ULI’s staff as the president of the Americas region. She will work closely with Chandler and the Americas Executive Committee, as well as ULI’s global leadership and staff to ensure that the Institute maximizes member engagement in the Americas region through the implementation of the Strategic Plan. She will also make certain that ULI’s work in the Americas aligns with the Institute’s work in the Europe and Asia Pacific regions, and that it reinforces a culture of philanthropy that results in more resources to support ULI’s missiondriven activities.

The chapter announced its the new officers for 2019.

President – Janet Shipley, CPM®, CBRE, AMO®

President-Elect – Kaci Hancock, CPM®, ACoM, Wulfe Management Services, Inc.

Treasurer – Sheryl Green, CPM®, Camden Property Trust, AMO® Vice President of Education – Robert Tyler, CPM®, JLL Vice President of Membership – Erin Holland, CPM®, Stream Realty Partners, L.P., AMO®

Vice President of Services – Natalie Woodard, CPM®, Accesso Services

Vice President of Communication – Kim Hannigan, ACoM, Transwestern, AMO®

Vice President of Legislative – Stephanie Sides-Sembera, CPM®, Transwestern, AMO®

Member-At-Large – Greg Sherman, CPM®, Brookfield Properties

Member-At-Large – Laura Harvey, CPM®, Stream Realty Partners, L.P., AMO®

Immediate Past President – Stephanie Swanson, CPM®, Transwestern, AMO®

President Janet Shipley, CPM® has served in many capacities. At CBRE, she is an Associate Director overseeing 3.6 million square feet including the AIG Houston Portfolio.

John R. “Jack” Chandler, chairman of ULI ExecutiveAmericasCommittee

Gwyneth Jones Cote, president of ULI Americas

Howard Fuerst, CCIM, Dr. John Baen and Debi Carter, CCIM from at the chapter’s November luncheon

Holiday service project at Family Gateway

By the Numbers

There are

108 prisons in Texas housing

140,808*inmates.

The nine-member Texas Board of Criminal Justice (TBCJ) is appointed by the governor to oversee the Texas Department of Criminal Justice (TDCJ), which provides confinement, supervision, rehabilitation, and reintegration of the state’s convicted felons. The board members (http://www.tdcj.state.tx.us/tbcj/ brd_members.html), who are appointed for staggered, six-year terms, are responsible for hiring the executive director of the department and setting rules and policies which guide the agency.

Half of the world’s prison population of about nine million is held in the US, China or Russia.

PRISON RATES IN THE US ARE THE WORLD’S HIGHEST ,

at 724 people per 100,000. In Russia the rate is 581. At 145 per 100,000, the imprisonment rate of England and Wales is at about the midpoint worldwide.

While the United States represents about 4.4% of the world’s population, it houses around 22% of the world’s prisoners. California, Florida, Texas, and Pennsylvania have the largest death row populations. As of December 31, 2013, 2,979 offenders were under sentence of death in the United States. There are five methods of execution in the United States: lethal injection, electrocution, lethal gas, hanging, and firing squad.

Prisons and The Death Penalty

Texas , which is the second most populous state of the Union, has executed 558 offenders from the U.S. capital punishment resumption in 1976 (beginning in 1982 with the Brooks execution) to December 11, 2018 (the Alvin Avon Braziel Jr. execution), more than a third of the national total.

Upon Texas statehood (1845), hanging would be the method used for almost all executions until 1924. Hangings were administered by the county where the trial took place. The last hanging in the state was that of Nathan Lee, a man convicted of murder and executed in Angleton, Brazoria County on August 31, 1923.

Oklahoma now has the highest incarceration rate in the U.S., unseating Louisiana from its longheld position as “the world’s prison capital.”

TEXAS HAS EXECUTED NINE WOMEN IN ITS HISTORY, the most recent being Lisa Ann Coleman on September 17, 2014.

1982, Texas became the first jurisdiction in the world to carry out an execution by lethal injection , when it put to death Charles Brooks Jr.. It was the first execution in the state since 1964. And Brooks was also the first African-American to be executed in the United States since 1967.

ONLY ARKANSAS, MISSISSIPPI AND ARIZONA HAVE LARGER PRISON POPULATIONS THAT TEXAS.

A crowd of between 10 and 20 thousand gathered at Owensboro, Kentucky on August 14, 1936 to watch the last ever public hanging (of Rainey Bethea) in the United States.

Americas last public hanging

TEXAS HAS THE SEVENTH HIGHEST INCARCERATION RATE AMONG THE STATES.

In

Cell Tower Leases

The Long-Term Financial Effects of Small Cells Could Be Significant

j.kennedy@steepsteel.com

On September 27, 2018, the Federal Communications Commission (“FCC”) issued a declaratory ruling --commonly referred to as the Small Cell Preemption Order (“SCPO”) -- which was drafted specifically to preempt state and local government agencies from regulating and conditioning the development and installation of an emerging technology (being rolled out in conjunction with 5G) which has become collectively referred to as “small cells”.

On January 10, 2019, the U.S. Court of Appeals for the Tenth Circuit (“Tenth”) denied a motion to stay the effectiveness of the FCC’s September 27, 2018 SCPO. As a result, the new rules became effective January 14, 2019 and – along with a highly restrictive “shot clock” -- effectively creating a government mandated subsidy for the benefit of the carriers and tower companies at the expense of state and local governments, their constituents, and ultimately private landlords in the years to come.

Overview

The SCPO, in its current form, will:

•Shorten the time local and state government agencies have to process applications for small cells to either 60 or 90 days, depending on whether they are being mounted on an existing or new structure;

•Limit application fees for small cells to $100 per site, and recurring fees to $270 per site, per year, for small cells in the rightsof-way;

•Prohibit local and state government agencies from assessing fees that include anything other than a “reasonable approximation” of “reasonable costs” directly related to maintaining the rights-of-way and the small cell facility; and

•Limit aesthetic review and requirements (including ‘undergrounding’ and historic/environmental requirements) to those that are reasonable, comparable to requirements for other rightsof-way users, and which are published in advance.

towns.

Prior to the passage of the SCPO, more than thirty states passed similar state laws to address the issue of small cells for the benefit of the wireless vendors and many are still in court, although with the passage of SCPO and the recent ruling by the Tenth, such lawsuits are now likely frivolous.

Historic Example and Projected Effects

One only need look to Texas as an example of the negative fiscal effects of small cell fee caps, as projections in the state of Texas -- which passed a similar bill (SB-1004) in September 2017 -created an estimated reduction in revenue by cities statewide of more than $750 million per year That is just in Texas, for just one year, and is likely to increase as the number of small cells increase between now and 2025.

On a national basis, and when one calculates the differences based on the local real estate markets and costs of living, we can extrapolate the Texas numbers to determine the annual costs nationally of the FCC’s SCPO on an annual basis (as well as the total loss of value on a lump-sum basis) and we begin to see that the total transfer of wealth from local government agencies (and ultimately their constituents) to the carriers, which could be more than $200 billion, in spite of the fact that total 5G infrastructure costs for all vendors nationwide is projected to be far less (based on recent studies such as that published by iGR).

Problem

Part of the problem that has led to the passage of small cell bills on the state and federal level has been that cities nationwide are generally unaware of wireless infrastructure, wireless agreements, and the ways and means of the wireless vendors as a whole, which has led to slow and cumbersome application processing, poorly negotiated and managed wireless agreements, and a misunderstanding of best practices when working with wireless vendors leading to unnecessary delays and – in some instances -- unreasonable fees charged by local and state governments (relative to actual market values) for wireless infrastructure development.

As a consequence, the federal government, including the FCC and wireless vendor lobbyists specifically, appear to have lost their patience with local and state governments and have successfully duped the American people into believing the need to win the race to 5G must be won at any cost…even if such cost was to be borne on the backs of taxpayers.

This tactic is not unheard of, and in fact has been used historically by carriers and tower companies under the guise of a “rent guarantee” wherein property owners would be offered a guaranteed rent for a number of years – not subject to cancellation -- in exchange for a rent reduction by the landowner. The companies most often used to carry out such “guarantees” on behalf of the wireless vendors are known in the industry as “lease optimization firms” and have included the likes of Black Dot, MD7, and the Lyle Company.

When one considers the SCPO and lease optimization along with a ubiquitous clause contained in the vast majority of cell tower leases often known as an “early termination provision”, the risks to all landowners – public and private – become pretty apparent.

Once the densification of national wireless networks nears completion in the next six years, the lease optimization firms will be back with a vengeance to inform the vast majority of cell tower lease landlords that they either agree to a significant rent reduction, or the lease will be terminated entirely (and soon). The logic behind the argument will be that carriers and tower companies can no longer afford to pay the “previous” rental rates for cell towers as a result of the addition of all the small cells. They will go on to say that as small cells now average about $22 per month rent, cell towers rental rates should be proportionately reduced (which will equate to an 80-90% reduction on average) and let the landlords decide.

The SCPO will arbitrarily and systematically reduce the amounts paid to local and state government agencies by carriers, tower companies, and infrastructure developers (collectively “wireless vendors”) in the form of small cell application fees and annual fees. Unfortunately, as the fee cap is currently set to be $270 per year per node for small cells installed in the public right-of-way or on local and state government-owned property (including street lights, bus stop shelters, and buildings) nationwide, some local and state government agencies and districts will bear the burden more than others, as the rents have historically varied a great deal for macrocells (“cell towers”) nationwide according to the local real estate markets, traffic, alternative locations and costs of living, which means that cities such as San Francisco and New York will be hurt far more by the SCPO than small midwest

Conclusion

To private property owners, it is reasonable to be cautious about the ultimate long-term effects of the SCPO on wireless agreement (a.k.a. “cell tower lease”) monthly payment rates, as it is my prediction that wireless vendors will use the small cell fee cap created by the SCPO to set a precedent for cell tower lease rate reductions which has the potential to save carriers and tower companies billions in the form of rent reductions while costing private landlords dearly.

Such “proposals” often work to intimidate the uninformed, while the truth is – and will remain – that most towers and associated leases will exist beyond the lives of the majority of people alive today and will likely never be candidates for termination. While the wireless vendors would love nothing more than to enrich their collective bottom lines using such threats to terminate, unless the overwhelming majority of landlords agree to significant rent reductions, the threats to terminate cell tower leases based on the foregoing premise, will be ineffective. That said, private and government landowners alike should know this: Seek out a qualified wireless lease consultant to evaluate your cell tower and lease before ever agreeing to any change that could cost you money, as the nominal fee that might be paid for the consult will likely deliver exponential returns in the long run.

James Kennedy MBA, MS, CCIM is the Founder and CEO of SteepSteel, specialists in cell tower lease auctions, audits,management, and marketing, as well as site and network development

Bills travel through the mail at twice the speed of checks.

Austin Sister Cities

Affiliations between the United States and other countries began shortly after World War II and soon became popularly known as Sister Cities. The Sister City movement became a national effort when President Dwight D. Eisenhower proposed the People-to-People program at a White House conference in 1956. Today, over 2,000 U.S. cities in all 50 states are linked with over 1,800 foreign cities in 123 different countries. Since its founding, the Sister Cities program has broadened its areas of focus from educational and cultural exchanges to also include technical assistance, trade, and economic development. This is the second installment in our series (and was prepared by the International Understanding, Cooperation, And Respect. Founded in 1968, Austin Sister Cities International (ASCI) aims to promote international understanding in our fast-paced, globalized world. Together with representatives from our sister cities, we are facilitating a wide range of opportunities to participate in international educational, community, cultural and business exchanges.

Inbound + Outbound Delegations

We organize, host and welcome multiple international delegations every year. As a volunteer-driven, non-profit organization we are committed to including local artists, business leaders, city administration and community members in all of our trips abroad. The topics of focus on the delegation trips vary, depending on each delegation’s agenda and committee aims. However, all ASCI delegations represent an international and diverse Austin, seeking to promote international understanding, cooperation and respect.

Educational Exchange

Austin Sister Cities International has facilitated educational exchanges for decades. Many Austin schools, including elementary, high school and universities regularly participate in student exchange with our sister cities.

Economic Development

Austin Sister Cities actively contributes to our city’s thriving economy (1) by promoting and organizing large groups of international citizens to visit Austin for the purpose of tourism, business development, educational instruction, and cultural exchange, and (2) by facilitating opportunities for Austin businesses to expand internationally, through the established networks in our Sister Cities and the surrounding communities.

Austin International Community

Austin Sister Cities International leverages its resources within the Austin international community to strengthen Austin as a premier international travel destination and global city. Our core concern involves reducing stereotypes and prejudice, while contributing to a tolerant and welcoming environment. Our events are inclusive and open to the public. The aim is to bring the communities of our sister cities closer to Austin and vice versa, giving Austin an international stage on which it can truly shine.

The Austin-Adelaide Sister Cities Committee facilitates exchanges between these two hill-country capital cities. Both cities are performing and visual arts centers, boast strong technology and advanced manufacturing sectors, and recently gained a new common tie: both are home to the V8 Supercar Series. The majority of South Australia’s 1.5 million citizens live in Adelaide. 1,700 acres of continuous parklands delineate Adelaide proper from its suburbs and help contribute to its famous relaxed way of living. The city has a vibrant arts culture, is home to The South Australian Museum, and is situated in a prominent wine-producing region. Learn more about the Austin-Adelaide Sister Cities Committee here.

The Austin-Angers Sister City Committee coordinates the relationship with Angers, the capital of France’s Maine-et-Loire District - a lovely and historic region and France’s fourth-largest industrial producer. Austin and

Angers have been Sister Cities since 2011. Angers has earned a reputation as a leader in promoting environmentally responsible industrial production that preserves the region’s excellent quality of life. The region is home to more than 70 multinational firms. Tourist destinations include historic monuments, chateaux and manor houses. Angers is an hour from the Atlantic Ocean and only 90 minutes from Paris by high-speed train. Learn more about the AustinAngers Sister Cities Committee here

The Austin-Antalya Sister City Committee focuses on facilitating intercultural and interfaith dialogue. Antalya is home to polytheists, Jews, Christians, and Muslims, and thus has a tradition of peaceful coexistence among faiths. Austin and Antalya have been Sister Cities since 2009. Antalya is the fifth-most populous city in Turkey and the capital of its eponymous province. Located on Anatolia’s flourishing southwest coast bordered by the Taurus Mountains, Antalya is the largest Turkish city on the Mediterranean coast with over one million people in its metropolitan area. Antalya is Turkey’s biggest international sea resort, located on the Turkish Riviera. Large-scale development and governmental funding has promoted tourism. A record 12.5 million tourists passed through the city in 2014. In 2015, the population was 2.3 million. Learn more about the Austin-Antalya Sister Cities Committee here

The Austin-Gwangmyeong Committee focuses on economic development and performing arts exchanges. The committee has a particular focus in music and organizes frequent visits from Korean musical groups to Austin and vice versa. Austin Mayor Steve Adler and an Austin business delegation recently visited Korea. Gwangmyeong is located in western Kyonggi Province, about 9 miles from Seoul. The city is a gateway for the metro area and is a hub for culture and arts. Annual events held in the city include the Ori Culture Festival, Mt. Gureum Art Festival and Music Valley Festival. Learn more about the Austin-Gwangmyeong Sister Cities Committee here

The Austin-Koblenz Sister City Committee focuses on creating personal connections between citizens of Austin and Koblenz. The strength of the Austin-Koblenz Sister Cities committee is educational exchange. There is a long tradition of elementary and higher education exchanges. Koblenz is an historic town of approximately 120,000 people in the state of RhinelandPalatinate. The medieval town center survived two World Wars and the Romanesque, gothic and baroque churches testify to the city’s history. The Rhine and Mosel rivers meet in the city, and the name Koblenz derives from the name Romans gave the city in 9 B.C., “castellum apud confluentes” meaning “castle at the confluence of the rivers.” Major automotive and aviation suppliers including TRW and Corus as well as High Tech Companies and a large Kimberly Clark paper mill are located in Koblenz and the city is also a center for wine production. Learn more about the AustinKoblenz Sister Cities Committee here

Mel Blanc (the voice of Bugs Bunny) was allergic to carrots. Don’t be irreplaceable; if you can’t be replaced, you can’t be promoted.

Mel Blanc (the voice of Bugs Bunny) was allergic to carrots.

The Austin-Hackney Sister City Committee facilitates the relationship with the London Borough of Hackney which began on January 25, 2012, as a formal Friendship City agreement to foster exchanges in the areas of high-tech and digital media, the creative industries, economic development, and sustainability. The AustinHackney relationship was then advanced in 2014 to full Sister Cities status following two years of robust and continuous exchange activity between the communities and hundreds of members partaking on both sides of the Atlantic. Hackney is home to “Tech City”, the East London hub of tech innovation and entrepreneurship centered in Shoreditch and “Silicon Roundabout” area of Old Street. As a top London advertising executive sums it up: “We’ve connected the USA’s No. 1 city for entrepreneurship, Austin...with Europe’s hottest scene for tech and creative startups in Hackney.” Today the two cities maintain a continuous flow of economic and cultural activity all year round with a peak annual focus happening in Austin every March during the SXSW Interactive-Music-Film Conference...and then back over in Britain each June for London Technology Week. Learn more about the Austin-Hackney Sister Cities Committee here.

Founded in November 1981 Austin Lima Sister Cities was established for the purpose of exchanging cultural, historical and peaceful thoughts, concepts and beliefs. The mission is to foster cultural, educational, entrepreneurial and humanitarian exchange between Austin and Lima. Lima was founded by Spanish conquistador Francisco Pizarro in 1535, as Ciudad de los Reyes. Following the Peruvian War of Independence, it became the capital of the Republic of Peru. With a population of more than 10 million people, Lima is the most populous metropolitan area of Peru and the third-largest city in the Americas; home to one of the oldest higher-learning institutions in the New World. Lima is the country’s industrial and financial centre and one of Latin America’s most important financial centers, home to many national companies and hotels. It accounts for more than two thirds of Peru’s industrial production and most of its tertiary sector. Learn more about the Austin-Lima Sister Cities Committee here.

The Austin-Oita Sister City Committee seeks to promote and heighten public interest in and appreciation of the culture, people, languages, business, and products of the City of Austin, Texas and Oita, Japan. Austin and Oita have been Sister Cities since 1990. Oita is the capital city of Oita Prefecture, located on the island of Kyushu, Japan. As of early 2017, the city has an estimated population of 478,491 people. Oita has heavy chemical industry including steel, petrochemicals, and copper. In recent years, IT and high tech companies have been established in Oita. Oita is known for its hospitality and fishing industries. Outside the city, scenic spots include mountain plateaus, seaside villages and towns renowned for onsen geothermal hot springs. Takasaki Mountain that borders Beppu is famous for wild monkeys, specifically the Japanese macaque. Learn more about the Austin-Oita Sister Cities Committee here

The Austin-Old Orlu Sister Cities Committee is interested in exchanges directed towards how to maintain the natural beauty of the city’s surroundings while it continues to grow and develop, as Austin has been successful in this type of development. Austin and Orlu have been Sister Cities since 2000. Old Orlu, located in the southern part of Imo State, Nigeria, is one of Imo State’s four major cities. Orlu is home to a variety of plant and exotic animal resources, precious monsoon forests, and wildlife and other game reserves. It is the

commercial Capital of the state and boasts an estimated population of 680,372. Soccer is largely considered Nigeria’s national sport and the country has its own Premier League of football. Learn more about the Austin-Orlu Sister Cities Committee here

The Austin-Saltillo Sister City Committee coordinates a shared unique history as the two capitals of Texas. Saltillo was the capital when Texas belonged to the Mexican state Coahuila, before Austin became the capital of the Republic of Texas. Austin and Saltillo have been Sister Cities since 1968 and celebrated 50 years of continuous exchange and friendship. Founded in 1577, Saltillo takes pride in its Spanish Colonial architecture, famous tile and serape blankets. This city of over 700,000 people also boasts a growing heavy industrial base. The Wall Street Journal has called the area a “mini-Detroit.” Learn more about the Austin-Saltillo Sister Cities Committee here

The Austin-Taichung Sister Cities Committee was founded in February 1986. In June 1986 the Mayor of Austin Frank C. Cooksey led a 12-person delegation to visit Taichung. In reciprocal Taichung Mayor Chang Ziyuan also led a delegation to visit Austin in the following year. Since then the exchange programs between the two cities have continued to foster and enhance the friendship between Taichung and Austin. Austin and Taichung have been Sister Cities since 1985. Taichung is a growing city near the famous Sun Moon Lake. It is home to 9 universities and the Central Taiwan Science Park, which focuses on nanoscience and nanotechnology. Taichung has a rich cultural scene, with landmarks such as the Wan He Temple and the Feng Chia Night Market. Learn more about the Austin-Taichung Sister Cities Committee here

The Austin-Xishuangbanna Sister Cities Committee promotes travel to Xishuangbanna. This Chinese city is a part of the largest intact ancient rainforests in the entire world, home to wild elephants, colorful culture, and delectable cuisine. Xishuangbanna (She-shuang-banNA) hosts an annual New Year Water Festival celebration each April. The sister city relationship between Austin and Xishuangbanna was established in 1996. Learn more about the Austin-Xishuangbanna Sister Cities Committee here

Mel Blanc

(the voice of Bugs Bunny) was allergic to carrots. Don’t be irreplaceable; if you can’t be replaced, you can’t be promoted.

Mel Blanc (the voice of Bugs Bunny) was allergic to carrots.

Sister Cities of Houston

The sister cities concept started in 1956 when President Dwight D. Eisenhower proposed linking (“twinning”) American cities with cities in other countries to exchange people, ideas and cultures. The president’s purpose was to involve individuals at all levels of U.S. society in citizen diplomacy in the hope that these people-to-people relations would lessen the chance of future world conflicts. Locally, the official cityto-city relationships are supported by the Houston Mayor’s Office of Trade and International Affairs along with volunteer associations for Houston’s 18 sister cities. Working together, the Mayor’s office and the associations promote people-to-people diplomacy to help develop mutual trust and understanding through commercial, cultural, educational, and humanitarian exchanges and interactions. In 1993, Sister Cities of Houston was formed as an umbrella organization to improve efficiency and collaboration among and between each individual association and the Mayor’s office.

Houston Sister Cities showcases multiple annual events each year, including the Fall Concert, Youth Talent Contest and Showcase, annual Thanksgiving Day Parade and dinners with consul generals and lunches with diplomats. Houston currently has 18 sister cities.This is the first of a three-part series of Sister Cities Houston, each of which will feature six Sister Cities Associations and their foreign counterparts. More information about each association can be found at http://www.sistercitieshouston.org/.

Baku, Azerbaijan

The city of Baku is the capital and largest city in Azerbaijan. Besides being the largest city on the Caspian Sea and the Caucasus region, it is also the largest city in the world located below sea level. Like Houston, Baku’s largest industry is petroleum and home to the headquarters of the State Oil Company of Azerbaijan (16th among the world’s top 100 companies in 2007). The Houston Baku Sister City Association (HBSCA) is a non-profit, citizen

nursing care. With strong support from the Lord Provost of Aberdeen and the Consul General in Houston, the Houston Grampian Association runs a full calendar of events covering social, cultural, and educational activities, ranging from a formal breakfast welcoming delegates to the Offshore Technology Conference, afternoon tea celebrating the Queen’s birthday, and doing Scottish country dancing at a Burns Supper.

Guayaquil, Ecuador (1987)

Guayaquil is the most populous city in Ecuador with about 2 million people; it is Ecuador’s main port. The Houston Guayaquil Sister City Association was founded in 1987 by a group of leading Ecuadorian-American citizens living in Houston to foster cultural and educational exchanges, medical assistance, tourism, art, commercial trade opportunities and goodwill between Guayaquil and Houston. In December 2018, the Guayaquil Fire Department delegation visited with the Houston Fire Department to explore humanitarian and knowledge exchange opportunities.

HGSCA has developed innovative projects that encourage bilateral collaboration as well as generate collateral benefit to other cities in Ecuador. HGSCA has connected various Chambers of Commerce, universities, educational programs, fire departments, medical institutions as well as organized fundraising campaigns to benefit victims of natural disasters and families with children affected by terminal illnesses. In August 2018, HGSCA received the Sister Cities International Youth and Innovation Award.

Leipzig, Germany (1992)

diplomacy network which was founded in 1976 to promote mutual understanding, appreciation and cooperation between the citizens of Houston and Baku, Azerbaijan. The HBSCA’s goal is to connect the people of Houston and Baku together in a partnership of business, culture and education. The organization has taken on a number of projects in recent years to encourage additional dialog, and discussing the socio-cultural similarities, including the promotion of educational opportunities, regional and global security, cross cultural communication.

Grampian Region, Aberdeen, Scotland

The Grampian Region is Scotland’s third largest region and an economically thriving area of business, and culture. Both Houston and the Grampion Region are oil capitals of their countries and since 1979, both have hosted many exchanges for business delegations and students. The most wellknown of these is the Student Nursing Exchange Program (between Robert Gordon University and Houston Baptist University) founded in 1995 with the goal of promoting professional development and an understanding of cross border

The most populous city in the federal state of Saxony, Leipzig has a rich history of trade and commerce and remains a major European center of learning in the fields of music and publishing. It is Houston’s most active Sister City Association, and received the 2010 Sister Cities International Arts & Culture Award. The Houston-Leipzig Sister City Relationship is a direct outcome of Germany’s unification. Right after the fall of the Berlin Wall, a Leipzig student was invited to visit the United States to become familiar with American government and community involvement. He went to Sister Cities International in Washington to find a sister city for his home town, Leipzig.

In 2017, both cities celebrated the 25th anniversary of our relationship. Leipzig organized a fabulous Houston-in-Leipzig Week, and the celebrations continue in Houston this year. Over the years, regular visits of Leipzig citizens to Houston and Houston citizens to Leipzig developed deep-rooted friendships. High school and university students, artists, academics, and medical doctors spend time in the other city in exchanges on a regular basis.

The first couple to be shown in bed together on prime-time TV were Fred and Wilma Flintstone.

If Fed Ex and UPS were to merge, would they call it FedUp?

Baku Old City

Baku Skyline

Aberdeen

Guayaquil

Johanna Park

At the crossroads of the ancient trade routes of the Holy Roman Empire –Via Reggia and Via Imperii – Leipzig became a most important trading city, hosting a trade fair for over 850 years. And like Houston’s port, the world made these two cities their first stop for business. Leipzig is home to the second oldest German university; it is a city of music, the arts, and trade twinned with Houston, a city of business and energy. Business and Energy brought many important museums and collections of art to Houston.

Highlights for Houston were two visits by the Thomaner Boys Choir that has been in existence since 1212, the rare book multimedia exhibition from the Leipzig University Library on the occasion of its 600-year celebration of the University of Leipzig, and the Gewandhaus Orchestra concert, by the oldest classical civic orchestra in the world founded more than 275 years ago. The concert marked the 25th anniversary of the fall of the Berlin Wall. President H. W. Bush and Secretary J. A. Baker III were Honorary Chairmen of the event.

In turn, Houston brought important highly regarded and lasting values to Leipzig, most important the Piece Window at the St. Thomas Church sponsored by the Houston-Leipzig Sister City Association and Houston Rotarians. Citizens of Houston and Leipzig and members of the supporting organizations, the Houston-Leipzig Sister City Association and the Staedtepartnerschaft Leipzig-Houston e.V. as well as both city parliament and city council are looking forward to many more years of fruitful cooperation.

For more than 20 years, the HoustonLeipzig Sister City Association has been holding monthly meetings with topics of interest to the community; here are just a few: business matters, civic issues, meetings with book authors, musical performances, economic outlook, showing of German movies (with English subtitles), special tours of the MFAH, etc. etc. For information, please contact Angelika Schmidt-Lange, President, Houston-Leipzig Sister City Association http:// houstonleipzig.org, at angelika@houstonleipzig.org or at 713-822-4257.

Stavanger, Norway

Houston and Stavanger formed a sister city relationship in 1980 as a result of the Norwegian festival and strong oil and shipping industries both cities. The strong business ties between the two cities and the significant investments made by Norwegians in commercial activities in Houston and vice versa led to strong support for the organization by business, civic, and cultural leaders.

Houston and Stavanger formed a sister city relationship in 1980 as a result of strong business ties between the two cities and the significant investments made by Norwegians in commercial activities in Houston and Houston based companies in Norway. The support for the organization by business, civic, and cultural leaders was a prime contributor in recognizing Houston as having the best Sister City program in 1983. During Stavanger’s visit in April 1988, Galveston was invited to take part in many of the activities and expressed a wish to join the Sister City organization. On September 26, 1988, the mayors of Houston, Galveston and Stavanger formally signed their names on a document which gave the organization the full name of “Houston/Galveston-Stavanger Sister City Society (HGSSCS)”.

The mayor of the city of Stavanger and ministers from Stavanger and from Norway in general are regular visitors to Houston. In 1968, a Royal

Norwegian Consulate General office was opened in Houston and a couple of years later followed the openings of offices of the Norwegian Trade Council, the Norwegian-American Chamber of Commerce and the Norwegian Seamen’s Church in Pasadena. This was followed by opening of many Norwegian companies, especially in the Oil Business and the Maritime Industry.

HGSSCS helps build long-term relationships between Houston/Galveston and Stavanger by sponsoring many activities. The organization was involved both when the late King Olav V of Norway and the present King Harald V of Norway visited Houston as well as when the Norwegian ambassador to the U.S. visited here. Additionally, the Society suggested and implemented the membership of the Stavanger Chamber of Commerce in the Greater Houston Chamber of Commerce as its first foreign member.

The list of schools and groups that have participated in the many exchange programs over the years are varied and long and have emphasized high school aged youth. There have also been many teachers, group leaders, parents, relatives, city officials, business people, board directors, sister city members and volunteers involved over the years. We estimate to have included and been in contact with up towards 2500 young people from Houston/Galveston in our exchange programs since the organization was founded.

Tampico, Mexico

Tampico is a city and port in the state of Tamaulipas, Mexico. During Mexico’s first oil boom in the early 20th century, it was the chief oil exporting port of the Americas and the second busiest port in the world. Last year, the Houston-Tampico Sister City Association hosted a month-long gallery featuring photographs from the first oil boom in Mexico (from 19001930). Founded in 2003 as a result of strong oil and shipping industries in both cities, the organization has since been actively engaged in business promotion, education, culture. health and goodwill. During Tampico’s visit to Houston in April 2003, a delegation participated in the International Festival.

HTSCAI helps build long-term relationships between Houston and Tampico by sponsoring a variety of activities which emphasize youth, and which have received recognition from city authorities and sponsoring corporations. It provides members with a forum for education and the discussion of topics of common interest; it provides participants with an opportunity to study and to promote a better understanding between the people of Houston and Tampico; it promotes friendly, personal relations between the peoples of the two regions as they meet; it fosters and promotes scholarships; it seeks to engender the goals of peace, progress and prosperity for people without concerning itself in any way with internal politics or policies.

Gewandhaus

Buntgarnwerke

Pulpit Rock (Preikestolen) in Stavanger

Tampico

Wonder of the Sea: Norway’s Submarine Restaurant

For decades, architectural tourism was about checking off the established icons: the Eiffel Tower, the Empire State Building, the Taj Mahal. Those with more than a passing interest in design might make pilgrimages to Fallingwater, the Bradbury Building, or the Farnsworth House for their importance to the field. But in the age of Instagram, a new class of architectural attraction is emerging: buildings conceived to be so sensational—and photogenic—that they inspire expeditions to remote destinations.

Opening this spring, southern Norway’s Under restaurant falls squarely in this category by offering something that experienced hunters, gourmands, and amateur photographers won’t be able to resist. Because while a restaurant on the water is nothing new, Under is a restaurant in the water.

Designed by the acclaimed Norwegian architecture firm Snøhetta—known for their design for the September 11 Memorial Museum in New York— Under is a 110-foot long, 2,500-ton concrete structure that links land and sea. The monolithic mass was assembled on a barge, towed into position, and plunged into the North Atlantic using large containers of water as weights. Anchored into the sea floor securely at eighteen points, the restaurant’s form rises diagonally onto the shore like a breaching whale or a massive, rectangular periscope.

Diners at Under will traverse a glass walkway to the building and then descend a staircase past a mid-level champagne bar and down to the world’s largest underwater dining room. Clad in warm oak, the restaurant’s deepest chamber has space for 100 diners, who will enjoy a menu of ultra-local fare including mushrooms, berries, sea birds, shellfish, and sheep raised on the neighboring archipelago.

Five meters under the surface, Under ups the ante on farm-to-table cuisine by surrounding its diners with marine life (including some of its menu items). Visible wildlife will include lobsters, seals, spiny dogfish, and massive cod—all illuminated by discreet lights installed on the seabed.

ANGELA O’BYRNE aobyrne@e-perez.com

Angela O’Byrne, FAIA, is President of Perez, APC, a 70+ yearold architecture, planning, interior design, and construction firm. She is also a Contributing Editor of the network

And Under will encourage extensive aquatic observation by offering leisurely meals that stretch to four hours.

While one might expect an underwater restaurant to seek placid seas, Under’s location in Lindesnes (Norway’s southernmost tip) promises the opposite of smooth sailing. Here, dramatic weather will be part of the experience.

With its three-foot-thick walls, Under is designed to withstand the extremely harsh North Sea weather and is slightly curved to better weather its waves. Diners can safely watch storm swells through Under’s massive (468 square foot) panoramic window thanks to the project’s extensive site analyses, weather data studies, and rigorous structural engineering. The effect will be dramatic, with stormy seas contrasting against the restaurant’s calm, dim interior.

Intended to become fully integrated with its environment, Under’s coarse concrete exterior will gradually become a mussel reef over time. The mussels will help cleanse the surrounding water and attract more wildlife. When the restaurant isn’t serving, the building will be used as a marine biology research facility to study fish behavior.

While Under hasn’t yet served a single meal, a reservation there is nearly impossible to secure—likely thanks to the extensive press the project has received. Pending the restaurant’s reception, Under

could become an anchor for tourism in the area as adventurous diners seek companion activities to their marine adventure.

“We’ll attract tourists from all over the world. That is our goal,” says one of Under’s owners, Gaute Ubostad. “I hope and believe that this will be the start of a new age for the travel industry.” The restaurant may also be part of a new age for the architecture industry, as designers are dared to dream up small, high-interest buildings that attract visitors from the world over. Because while it’s not as grand as the Taj Mahal or established as Fallingwater, Under is sure to inspire thousands of heavily-Instagrammed pilgrimages.

Jesse Wood is the CEO of Utahbased eFileCabinet, Inc. info@efilecabinet.com

Reconstructing the Real Estate Business Model A Case for Document Management Software

The real estate industry is facing unique challenges, according to a report commissioned by the National Association of Realtors. These concerns can be addressed with document management software (DMS) and improved business process management.

One of the most important concerns cited in the report is the lack of education and training of real estate agents. The typical commission of 6% that real estate agents charge is also under attack, because that fee is high compared to other countries. As a response to high commissions, real estate agencies now have to compete against brokers and agents who are exploring new business models. Last but not least, most real estate agencies face compliance issues with federal regulatory policies.

All of these issues and emerging trends can be drastically simplified and streamlined by using DMS.

Education and Training of Real Estate Agents

There is no question about it—becoming a real estate agent is probably one of the quickest career paths. In most states, it takes only 70 hours of training or less to receive a real estate license. Consequently, a lot of real estate agents don’t really know enough about the business they’re in.

While your agency can’t change the education requirements on the state level, you can certainly ensure that your employees have the information and tools they need to succeed at their job. First, you can institute additional employee training where established agents show new agents how things get done. Second, you can use DMS to ensure that agents can find the information they’re looking for.

Use Workflows and Templates to Streamline Processes

Real estate agents have to deal with a lot of paperwork when listing, showing, or selling property. Fortunately, you can use work -

flows to streamline each process and make sure that nothing gets left out. You can also use templates to help agents create the paperwork they need. For example, your agent may need to ask the seller to perform upgrades or re pairs found necessary during the home inspection. Your template can make it easier for your agent to draw up a legal document that leaves nothing out.

Explore New Business and Pricing Models

Your agency may be interested in exploring new business and pricing models that allow

ing their property, reviewing or drafting a purchase contract, or researching a deed. You can even offer a hybrid of old and new ways, where you’ll still use the commissionbased model for buyers and sellers who prefer to do it that way.

One of the advantages of not tying your earnings to a commission percentage is that your real estate agents won’t feel obligated to show only higher priced listings. This in turn will draw customers to your agency.

Compliance with Regulatory Policies

Realty brokerages have to comply with many regulatory policies. In reality, most agencies are in violation of the Consumer Financial Protection Bureau’s anti-kickback and referral-fee rules governing brokers’ financial arrangements with title companies, lenders, and others. But in the “DANGER” report commissioned by the National Association of Realtors, it becomes apparent that most brokerage companies are either ignorant of this fact or believe mistakenly that they’re in compliance. That’s a huge concern for the industry.

Eagles may soar, but weasels don't get sucked into jet engines.

consumers to save money while still keeping your agency running. When you use DMS for your business process management, it can be easier to find where you can cut operational expenses without limiting the quality of interactions between your organization and your customers.

One of the things you can do to lower your expenses is to move to a paperless organization. It can be challenging for the real estate industry to reduce paperwork, but contracts and agreements are legally binding in electronic form as well.

Your agency may decide to offer services separately to its customers. For example, your customers may decide to pay for list -

The good news is that DMS can help your organization streamline its operations which will make it easier to become compliant with all of the applicable policies. At the same time, DMS can keep your documents safe and secure and prevent unauthorized access.

Streamline Operations with Document Management Software

Realtors and title companies can greatly benefit from streamlining their operations with DMS. DMS can save your company time and money because your agents will no longer spend hours looking for documents. You can also streamline your processes and ensure that no step is forgotten by utilizing workflows and templates.

A twisting tower clad in reflective aluminum tiles, designed by Canadian-American architect Frank Gehry (89), is going up in the south of France. Gehry, who was awarded the Pritzker Prize in 1989, designed the tower for the Luma Arles complex, an arts center. Gehry has had a reputation for rejuvenation projects since his Guggenheim Museum Bilbao in Spain in 1997. And already, the undulating building of titanium, glass and limestone has been credited with attracting so much prosperity to the port, locals have coined the term “the Bilbao effect”.

Frank Gehry’s Luma Arles Taking Shape in France

Gehry recently completed a building extension for Facebook’s campus in Palo Alto, CA. His renovation of the Philadelphia Museum of Art is still underway. (See Feature on Gehry on following pages.)

The tower’s opening date isn’t until spring 2020, but these photos show the irregular form of the metallic tower taking shape above the city of Arles.

American architectural critic Frank Miller described Gehry’s design as a “stainless-steel tornado”; others have compared it to crumpled drink cans and even a haunted house. Due to be 184 feet high when complete, Gehry’s design for the facade is supposed to echo the craggy rock formations found near the city, the same kind that inspired sometime-resident Vincent van Gogh to paint them in 1888.

Frank Gehry

Facebook’s Menlo Park-campus

Luma Arles

Vincent Van Gogh’ Rocks With Oak Tree

The Architecture of Frank Gehry

Born in Canada in 1929, the 1989 Pritzker Prize–winning architect Frank Gehry graduated from the University of Southern California and the Harvard Graduate School of Design. He started his own firm in California in 1962, and, since then, has been responsible for some of the most spectacular and recognizable buildings in the world, almost every one of which could be a Wow Factor in its own right.

1. The Guggenheim’s satellite museum in Bilbao, Spain, which opened in 1997, is a mountain of stone, glass, and titanium was a major boost for the Bilbao economy. American architect Phillip Johnson (who died in 2005) called it “the greatest building of our time.”

4. Built and named for advertising agency Chiat/Day, the 1991 Venice, California complex goes by the nickname Binoculars Building, because of the giant pair of binoculars at the entrance to a parking garage. The office structure itself resembles a ship’s prow.

8. In 1999, the Neuer Zollhof complex spurred the transformation of Dusseldorf, Germany’s waterfront into what is now called the Media Harbour. The popularity of the buildings earned the towers a spot in the German edition of Monopoly.

9. Built in 1996, the Dancing House is home to the Czech republic’s Prague offices of Dutch insurance company Nationale-Nederlanden. It is affectionately called ‘Fred and Ginger’, thanks to its signature pair of towers, which seem to resemble a couple dancing.

5. Gehry was propelled into institutional work when commissioned to expand Loyola Law School in 1978 He reimagined the downtown Los Angeles site as a neotraditional campus and developed a strategy to allow the expansion of the campus in phases, based on the priorities of the school. The last phase was completed in 2003.

Love may be blind, but marriage is a real eye-opener.

accidentally walked through a spider web.

6. The Olympic Fish Pavilion in Barcelona, Spain is a huge golden steel-mesh fish sculpture created for the 1992 Olympic Village. It was a technological breakthrough for the architect’s studio, which used three-dimensional aeronautical-design software to realize the concept.

2. Completed in 1993 (and now including a Gehry-designed expansion finished in 2011), the Weisman Art Museum is on the University of Minnesota campus in the Twin Cities.

3. The Walt Disney Concert Hall in Los Angeles opened in 2003. Evidencing Gehry’s passion, its exterior has expanses of stainless steel ‘sails’ that appear to flutter above the avenue.

7. The 8,000-square-foot Vitra Design Museum opened in 1989 in Weil am Rhein, Germany on the campus of the furniture manufacturer (Vitra). It features simple geometric forms with white plaster surfaces and zinc roofing.

11. Commissioned 14 years ago by Frankfurtbased DZ Bank & Hines to design a branch across from the Brandenburg Gate in Berlin, Germany (where local code prohibits any building from outshining the triumphal arch), the DZ Bank Building has a sober limestone façade, but a spectacular stainless-steel conference room in the atrium (the shape of which Gehry compared to a horse’s head).

Arachnoleptic fit: the frantic dance performed just after you’ve accidentally walked through a spider web.

after complete.indd 36 3.02.2019 18:55

10. The EMP Museum was the brainchild of Paul Allen, cofounder of Microsoft. When it was completed in 2000, it was called the Experience Music Project. Gehry’s first model of the museum was made from sliced-up guitars.

may be blind, but marriage is a real eye-opener.

Arachnoleptic fit: the frantic dance performed just after you’ve accidentally walked through a spider web.

12. Built in 2002, the Peter B. Lewis Building houses the Weatherhead School of Management at Cleveland’s Case Western Reserve University. The building has ribbons of stainless-steel unfurling from a brick base; its open interior is meant to encourage cross-disciplinary socializing.

13. In 2007 in New York City, the IAC Building (home to InterActive Corp’s headquarters) was completed in the city’s Chelsea neighborhood. The 9 story building was Gehry’s first major glass building, and crews bent that material on site to capture the swelling effects in his sailboat-like design.

14. Opened in 1994 as the headquarters of the American Center of Paris, this building closed a year and a half later. In 2005 it became home to the Cinémathèque Française, a theater and archive of film history.

17. The Ray and Maria Stata Center for Computer, Information and Intelligence Sciences in Cambridge replaced Massachusetts Institute of Technology’s Building 20 in 2004. It was designed specifically to encourage occupants to interact with one another.

18. Born in Toronto in 1929, Gehry celebrated his first Canadian project there, a renovation of the Art Gallery of Ontario, just a few months shy of turning 80 in 2009. There had been three previous expansions of the 1918 museum.

22. In 2013, in Panama City, Panama, Gehry completed the Biomuseo, an ecology museum. But it wasn’t until 2013 that the project was finally realized. The choice of reds, greens, and other bold hues is a direct nod to Panama’s diverse flora and fauna.

23.

15. Gehry combined red brick with a gleaming stainless-steel roof for this structure in 2005 in Herfordm Germany. The Marta Herford Contemporary Art Museum incorporates a former textile factory that existed on the site.

16. Gehry likened the stainless-steel façade of the Richard B. Fisher Center for the Performing Arts at New York’s Bard College (in Annandaleon-Hudson) to a theatrical mask. Completed in 2003, geothermal energy systems and other green strategies were incorporated into the building’s de sign, allowing it to run largely free of fossil fuels.

19. Constructed between 1999 and 2004. the Jay Pritzker Pavilion played a major part in the transformation of the downtown Chicago rail yards into Millennium Park public square. The concert-hall acoustic system has been treating audiences since then.

20. Completed in 2014, the Fondation Louis Vuitton is set in a Paris park. The shiplike exterior includes 12 glass “sails,” which cover the concrete-clad gallery spaces.

21. Ripples cover the exterior of New York City’s Beekman Tower—8 Spruce Street—as if a giant Super Ball had ricocheted through its interior. These pleats also function as bay windows for residents of the 76-story apartment building, which opened in 2011.

The Lou Ruvo Center for Brain Health, which opened in Las Vegas, Nevada in 2010, is a multifaceted medical center and research facility.

24. The Marqués de Riscal was built in 2006 in Elciego, Spain, a small town known for its vineyards and wineries. It was Gehry’s first completed hotel and has brought more tourists to this region of the country.

25. Gehry Tower, completed in 2001, is located in Hanover, Germany. The stainless-steel twisted façade allows for the most use of office space on a relatively small piece of real estate.

26. The Dr. Chau Chak Wing Building at the University of Technology Sydney Business School opened in 2015. The 11-story undulating brick building includes a number of sustainability features.

THE COLLEGE MINDSET LIST

(Moving from Beloit to Marist)

Itbegan as a very creative way of reminding their faculty colleagues be mindful of the perspectives of their incoming students. Over 21 years, it has mushroomed into a widely utilized annual guide to the intelligent, if unprepared, student consciousness. When English Professor Emeritus Tom McBride and Public Affairs Director Emeritus Tom Nief began the Mindset list (in 1998 at Beloit College in Wisconsin) they couldn’t have had any idea what a phenomenon it would become.

This is the network’s eighth installment - a glimpse of the cultural milestones mold lives of those who entered college in the fall of last year – the class of 2022. They were mostly born in 2000, and they are the first of Generation Z. For them, human beings have always been living — not just traveling — in space. The United States has always been in Afghanistan. Same-sex marriage has always been legal somewhere and the once ubiquitous “You’ve got mail” is almost forgotten.

1 . They have always been able to refer to Wikipedia.

2 .They have grown up afraid that a shooting could happen at their school, too.

3 .Calcutta has always been Kolkata.

4 .Investigative specials examining the O.J. Simpson case have been on TV annually since their birth.

5 .When filling out forms, they are not surprised to find more than two gender categories to choose from.

6 .Presidential candidates winning the popular vote and then losing the election are not unusual.

With the release of its most recent list last August, Beloit announced that it would no longer be the home of the List. “We are excited to have been leading the way on this innovative project for so long,” said Nief, “Now we look forward to our next chapter and to the future of The Mindset List at Marist.” Nief, McBride, and list co-author Beloit Professor of Sociology Charles Westerberg will work with Marist during the transition. (Marist is in Poughkeepsie, NY.)

“With contributions from parents and academics around the world, the List has tracked cultural change, stimulated intergenerational conversation, and just made older people feel even older,” noted co-editors McBride and Westerberg, Beloit College sociologist. In their retirement, they have moved on to new projects but will continue their battle against “hardening of the references” at their website. There’s a lot more than what you see here. Visit themindsetlist.com

9 .Erin Brockovich has always offered a role model.

10 .The words veritas and horizon have always been joined together to form Verizon.

11 .They will never fly TWA, Swissair, or Sabena airlines.

Among the iconic figures never alive in their lifetimes are Victor Borge, Charles Schulz, and the original Obi-Wan Kenobi, Alec Guinness. Among their classmates could be Madonna’s son Rocco, Will Smith’s daughter Willow, or David Bowie and Iman’s daughter, Alexandria.

18 . Exotic animals have always been providing emotional support to passengers on planes.

19 . Lightbulbs have always been shatterproof.

20 . Thumbprints have always provided log in security—and are harder to lose— than a password.

21 . Robots have always been able to walk on two legs and climb stairs.

12 .The Prius has always been on the road in the U.S.

13 .They never used a spit bowl in a dentist’s office.

14 .There has always been a Survivor.

15 .A visit to a bank has been a rare event.

16 . Bipartisan” is soooo last century.\

22 . Oprah has always been a magazine.

23 . Chernobyl has never produced any power in their

If 4 out of 5 people suffer from diarrhea... does that mean that one enjoys it?

7 .Parents have always been watching Big Brother, and vice versa.

8 .They’ve grown up with stories about where their grandparents were on 11/22/63 and where their

17 . Robert Downey Jr. has always been the sober Iron Man.

24 . Donny and Marie who?

25 . There have always been more than a billion people in India.

McBride, Westerberg and Nief

T his is our third year presenting the two lists you see on this page. Now a New Year’s Eve tradition, Lake Superior State University (Michigan’s smallest public university) released its 44th annual “List of Words Banished from the Queen’s English for Misuse, Overuse and General Uselessness” on December 31st.

The tradition was started by the late W. T. Rabe, a public relations director at Lake Superior State University, on December 31, 1975. Though he and his friends created the first list from their own pet peeves about language, Rabe knew from the volume of mail he received in the following weeks that the group would have no shortage of words and phrases from which to choose for 1977. Since then, the list has consisted entirely of nominations received from around the world throughout the year; it has been so popular among language purists that the university has kept it going. (https://www.lssu.edu/banished-wordslist/)

Here is their 2019 list of words that have been overused in 2018 along with reasons for banishment by nominators:

Wheelhouse , as in area of expertise – Chris, Battle Creek, Mich., “It’s not in my wheelhouse to explain why dreadful words should be banished!”; Currie, Ottawa, Ontario (Canada), “Irritating, has become a cliché, annoys me, offence to the English language, etc.”; Kevin, Portland, Ore., “It’s an awkward word to use in the 21st century. Most people have never seen a wheelhouse. In the books . . ., as in finished or concluded –Sandy, White Lake Township, Mich., “It seems everyone’s holiday party is in the books this year,

Wrap my head around – Linda, Bloomington, Minn., “Impossible to do and makes no sense.”

Platform – Michael, Alameda, Calif., “People use it as an excuse to rant. Facebook, Instagram, Twitter have become platforms. Even athletes call a post-game interview a ‘platform.’ Step down from the platform, already.” Collusion , as in two or more parties limiting competition by deception – John, Grosse Pointe Park, Mich., “We all need to collude on getting rid of this word.”

Platform – Michael, Alameda, Calif., “People use it as an excuse to rant. Facebook, Instagram, Twitter have become platforms. Even athletes call a postgame interview a ‘platform.’ Step down from the platform, already.” OTUS family of acronyms such as POTUS, FLOTUS, SCOTUS – David, Kinross, Mich., “Overused useless word for the President, Supreme Court, First Lady.”

Ghosting – Carrie, Caledonia, Mich., “Somebody doesn’t want to talk with you. Get over it. No need to bring the paranormal into the equation.”

Yeet , as in to vigorously throw or toss – Emily, Sault Ste. Marie, Mich., “If I hear one more freshman say “yeet,” I might just yeet myself out a window.”

Litigate – Ronald, Fredericton, New Brunswick (Canada), “Originally meant to take a claim or dispute to a law court . . . appropriated by politicians and journalists for any matter of controversy in the public sphere.”

Grapple – David, Traverse City, Mich., “People who struggle with ideas and issues now grapple with them. I prefer to grapple with a wrestler or an overgrown tree. ”

Eschew – Mary, Toronto, Ont. (Canada), “Nobody ever actually says this word out loud, they just write it for filler.”

Crusty – Hannah, Campbellsville, Ky., “This has become a popular insult. It’s disgusting and sounds weird. Make the madness stop.”

Optics – Bob Tempe, Ariz., “The trendy way to say ‘appearance’.”

Legally drunk – Philip, Auburn, Ind., “You’re a little tipsy, that’s all. That’s

Thought Leader – Matt, Superior, Colo., “Thoughts aren’t ranked or scored. How can someone hold a thought-lead, much less even lead by thought?”; Paul, Ann Arbor, Mich., “If you follow a thought leader, you’re not much of a thinker.”

Importantly – Constance, Pace, Tex., “Totally unnecessary when ‘important’ is sufficient. ‘More importantly’ (banned in 1992) apparently sounds more important but is also senseless.”

Accoutrements – Leslie, Scottsdale, Ariz., “Hard to spell, not specific, and anachronistic when ‘accessories’ will do.”

Most important election of our time. José, Ozark, Ark., “Not that we haven’t had six or seven back-to-back most important elections of our time.”

WORD WARRIORS

The Word Warriors of Wayne State University (also in Michigan) are trying to rejuvenate English by advocating for words of style and substance that see far too little use. Alarmed by the tendency that people sometimes overuse words that are momentarily popular (like some of those in the LSSU piece), and miss out on English’s inherent beauty and agility, now in its 10th year, Wayne State’s Word Warriors series promotes words especially worthy of retrieval from the linguistic closet. See the archives at https://wordwarriors.wayne.edu/archive

The Word Warriors’ 2019 list of eminently useful words that should be brought back to enrich our language:

Anechdoche

- A conversation in which everyone is talking, but no one is listening.

-What started as a civil debate turned into a deafening anecdoche, in which every person believed they possessed the ideal solution.

Anhedonia

-Inability to feel pleasure.

-Despite the fact that he was sitting on the beach in the middle of summer, a crippling anhedonia overtook John, making him yearn for a quiet bedroom to pass the day in alone.

Coadunation

-The union (as of dissimilar substances) in one body or mass.

-While the ingredients weren’t appetizing on their own, mixing them together created a pleasant coadunation that was the hit of the potluck.

Fubsy

-Fat and squat.

-The accountant, a fubsy man whose suit was far too tight, squeezed himself into the tiny booth.

Lickpenny

-Something that uses up money.

-The car was a lickpenny in constant need of repair.

Logorrhea

-Excessive and often incoherent talkativeness or wordiness.

-Internet blogs and podcasts foster logorrhea from effusive writers and speakers, who lay waste to years of schooling that encouraged brevity.

Salubrious

-Health-giving; healthy.

-He loved camping; the fresh air and sunshine created a salubrious atmosphere that rejuvenated him after a week in the office.

Slonk

-To swallow greedily.

-He slonked down his spaghetti as if he hadn’t had a meal in years.

Slugabed

-A lazy person who stays in bed late.

-He wanted to get up early and exercise, but the slugabed slept past his alarm and woke up five minutes before his exam.

Trenchant

-Vigorous or incisive in expression or style.

-The critic made a trenchant argument for the movie’s awfulness.

Gereja Ayam : The Chicken Church

Gereja Ayam is a “prayer house” often referred to as a church in the area of Magelang on the island of Java in Indonesia. The structure is constructed in the shape of a dove, but instead reminds many onlookers of a hen, which is why the locals have taken to calling it the ‘ chicken church’, a name by which the building is often known across the internet.

The building was built during the 1990s by Daniel Alamsjah, who claimed to have been inspired by God to build a prayer house through a dream he had in 1989. Alamsjah is Christian, but envisioned Gereja Ayam as a place to welcome followers of any religion for prayer or meditation.

Due to financial difficulties and local resistance, the construction was never finished. It was halted in 2000 and the building had largely been left to deteriorate. Today, it’s been cleaned up and turned into a proper tourist attraction. Local artists have covered the inner walls with vibrant murals showing local mythology and history and there’s a small cafe nestled within the chicken’s rear that sells traditional, tasty treats. You can even climb up to the top of the bird’s head for amazing 360-degree views.

FACTOR

Dame Zaha Mohammad Hadid was an Iraqi-British architect. She received the Pritzker Architecture Prize in 2004—the first woman to do so—and the Stirling Prize in 2010 and 2011. (see the June 2017 edition of the network). Before her death in 2016, she amassed an incredible body of work all around the world, including the Galaxy SOHO, an over 3.5 million square foot complex in Beijing, China which was completed in 2013.

A mixed-use office and entertainment complex, the Galaxy SOHO is comprised of four main domed structures, fused together by bridges and platforms between curving floor plates to create a fluid environment that surrounds a series of public courtyards and a larger central “canyon”. There are 18 floors in total, including three below ground, with retail units surrounding the courtyards on the lower levels, offices from floors four to 15, and restaurants and bars at the upper reaches.

The lower three levels of Galaxy SOHO house public facilities for retail and entertainment; the levels immediately above provide work spaces for clusters of innovative businesses; and the top of the building is dedicated to bars, restaurants and cafés that offer views along one of the greatest avenues of the city.

Galaxy SOHO

Nucleus

Scotland’s Best New Building

Nucleus houses the local archives of the county of Caithness, which dates back to 1589. It also contains the far more private archive of the Nuclear Decommissioning Authority (NDA) – the government body set up to manage the cleanup of the UK’s civil nuclear industry – including records, plans and photos from over 17 facilities across the country.

Reiach and Hall balanced the building’s two opposing functions in one large, triangular plan, placing a double-height, climatecontrolled concrete archive block at the site’s western edge and a more porous block of public and administrative spaces at the site’s other end.

This angular structure by Reiach and Hall Architects, one of Scotland’s most respected studios (based in Edinburgh) was named Scotland’s best new building by the Royal Incorporation of Architects in Scotland. The building, which opened in 2017, was selected in November ahead of 11 other shortlisted designs to win the Andrew Doolan Award for 2018. It was praised for being “an impressive industrial building which contributes to its context in this remote and challenging location in the far north of Scotland”.

Map of Caithness,Scotland.

diversi ns Photos That Look Dirty But Actually Aren’t

The way she has positioned her arm, makes it look like something else.

It’s just a neck pillow!

No word in the English language rhymes with month, orange, silver or purple.

Too much? Look again!

There’s really nothing quite so sweet as tiny little baby feet.

It’s just an armpit!

Texas ends year on a high note

Office stats show the market is stable and growing.

DFW Houston Austin San Antonio

Needle movers

Here are a few events and announcements that affected the Texas markets last quarter or will in 2019.

Dallas

The completion of The Union in the fourth quarter was the third new office building added to downtown Dallas in 2018 — bringing a total of almost 1.2 million square feet of high-quality, multi-tenant space to downtown. These new properties have among the highest rents in the area, demonstrating ongoing demand for topquality office in the urban core.

Houston

Hewlett Packard Enterprise (HPE) announced plans for its new campus at CityPlace at Springwoods Village. The HPE development will consist of two buildings and include approximately 568,000 square feet of rentable space. With the addition of HPE, CityPlace will be home to four major corporations.

Fort Worth

At the end of 2018, XTO completed the sale

of its sixth downtown building, related to the company’s headquarters move to Houston. The final building sold is one of the largest historically registered buildings in downtown Fort Worth, and its redevelopment has the potential to transform the city. Of the six divested XTO properties, two of them are set to be redeveloped into hotels, and the remaining are now open to new office use.

Austin

A global tech giant announced plans to build a new campus in Austin, and is expected to complete its first building in 36 months. This will create 5,000 new jobs in the first phase and another 4,000 once complete, making them the largest private employer in Austin with 15,000 employees. With scarce space for single-family housing in the area, the campus is likely to spur several multi-family developments in Williamson County.

45 minutes south of Berlin, there’s a hulking airship hangar once known as the Aerium. Today, the place is known as Tropical Islands Resort, a family fun place.

The Aerium was built in the 1990s, when a German company called CargoLifter built it to house a cargo airship it was developing. They went bankrupt (apparently because helium airships were not the future of heavy machine transport). In 2003, a Malaysian company called Tanjong bought the massive place, which measured 1,181 feet long by 688 feet wide by 351 high.

Tropical Islands Resort

A year later, Tropical Islands Resort had opened an indoor theme park. They welded the 600-ton steel doors shut, replaced its steel skin with 20,000 square yards of translucent film, and brought along everything they needed to build a totally immersive, totally artificial paradise: 600 feet of sandy beach for a fake shoreline, 50,000 trees of some 600 varieties (supposedly the world’s largest indoor rainforest), and, a nine-story water slide that sends riders shooting down into a 3,000 square yard swimming pool at 44 MPH.

If you get them by the balls, their hearts and minds will follow.

A woman never forgets the men she could have had; a man never forgets the women he couldn’t have had.

Aerium

The Profile of North Texas - an annual report published by The North Texas Commission – is a graphically vibrant presentation of demographic information of/for the 13 counties, 150+ cities, 9000 square miles and 7.4 million people that comprise the 4th largest region in the U.S.

The Houston Regional Economic Profile is an annual report of the Greater Houston Partnership. Houston is one of the youngest, fastest growing and most diverse populations anywhere in the world. People from across the globe relocate to Houston every year to take advantage of the abundant lifestyle and job opportunities the region provides. The median age of Houstonians is among the lowest of the nation’s major metropolitan areas, and the percentage of college graduates living in Houston exceeds the U.S. and Texas average. Read about this and so much more in this informationpacked guide.

A new survey from Clever Real Estate reveals a full profile of the millennial home buyer, uncovering insights from how they find homes to what they want to buy. They surveyed 1,000 U.S. residents in the market to buy a home within the year. Over half of the respondents were classified as millennials. Here are a few takeaways from the study: Despite the popular belief that millennials are shortsighted and flippant, most of them value good school districts and safe neighborhoods over walkability and short commutes. Only 9% of millennial home buyers are afraid of being tied down to a home. In fact, millennials are looking to get into real estate investing. They are 52% more likely to buy a multifamily home than older generations. They see the benefit of becoming landlords and generating passive income to help pay off their debt. Due to their financial constraints, millennials are also willing to take on properties that need repairs. 67% would put an offer on a home that requires major repairs (this could be dangerous for many buyers that don’t realize the true cost of homeownership). The full report, including insights, analysis, raw data and methodology, can be found here: https://listwithclever.com/real-estateblog/millennial-home-buyer-report/

The Fourth National Climate Assessment (NCA) Volume II: Impacts, Risks, and Adaptation in the United States assesses the science of climate change and variability and its impacts across the United States, now and throughout this century. These Summary Findings represent a high-level synthesis of the material in the underlying report. The findings consolidate Key Messages and supporting evidence from 16 nationallevel topic chapters, 10 regional chapters, and 2 chapters that focus on societal response strategies (mitigation and adaptation). Unless otherwise noted, qualitative statements regarding future conditions in these Summary Findings are broadly applicable across the range of different levels of future climate change and associated impacts considered in this report. https://nca2018.globalchange.gov/

In the last 10 years, since the Great Recession, the economy has expanded greatly, but the housing market still has not recovered. Since 2011, residential housing construction has increased, but only gradually—and not enough to meet demand. From 1968 to 2008, a span of 40 years, there was only one year in which fewer new housing units were built than in 2017— and this despite rising demand in a growing economy. The Major Challenge of Inadequate U.S. Housing Supply is an insightful report from Freddie Mac.

National Veterans Memorial and Museum

Built at a cost of $82 million, the new 53,000 square foot building opened in late October. Designed by Allied Works Architecture, it is located in downtown Columbus, OH on 7 acres of land along the banks of the Scioto River and was. The Museum, which includes a 2.5-acre memorial grove, features intersecting bands of lustrous white concrete woven into concentric rings.

The landscape architecture by Olin. The grove is the complex’s outdoor memorial component and has a reflecting pool with cascading waterfalls that flow from a limestone slab wall.

The construction, says Olin, is evocative of the way individual military personnel combine to create a force larger than any one member. One of the grove’s trails also leads directly to the NVMM’s main entrance, where visitors can follow a dramatic processional walkway that spirals atop the building, culminating in a second-story rooftop ceremonial amphitheater and overlook.

Church Bulletin Bloopers

Berth Belch, a missionary from Africa, will be speaking tonight at Calvary Methodist. Come hear Betha Belch all the way from Africa. The sermon this morning: ‘Jesus Walks on Water’. The sermon tonight: ‘Searching for Jesus’.

Our youth basketball team is back in action Wednesday at 8 PM in the recreation hall. Come out and watch us kill Christ the King.

Ladies… don’t forget the rummage sale. It’s a chance to get rid of those things not worth keeping around the house. Don’t forget your husbands.

The peacemaking meeting scheduled for today has been canceled due to a conflict. Remember in prayer the many who are sick of our community. Don’t let worry kill you. Let the Church help.

Miss Charlene Mason sang I Will Not Pass This Way Again, giving obvious pleasure to the congregation. For those of you who have children, and don’t know it, we have a nursery downstairs.

The Rector will preach his farewell message after which the choir will sing Break Forth Into Joy.

A bean supper will be held on Tuesday evening in the church hall. Music will follow.

At the evening service tonight, the sermon topic will be ‘What is Hell?’. Come early and listen to our choir practice. Eight new choir robes are currently needed, due to the addition of several new members and to the deterioration of some older ones.

Scouts are saving aluminum cans, bottles, and other items to be recycled. Proceeds will be used to cripple children. Please place your donation in the envelope along with the deceased person you want remembered. Potluck supper Sunday at 5 PM. Prayer and medication to follow.

The ladies of the church have cast off clothing of every kind. They may be seen in the basement on Friday afternoon. This evening at 7 PM, there will be a hymn sing in the park across from the Church. Bring a blanked and come prepared to sin.

Low Self Esteem Support Group will be Thursday at 7 PM. Please use the back door.

Weight Watchers will meet at 7 PM at the First Presbyterian Church. Please use large double door at the side entrance.

Mrs. Johnson will be entering the hospital this week for testes.

The Associate Minister unveiled the Church’s new tithing campaign slogan last Sunday – ‘I Upped My Pledge. Why Don’t You Up Yours?’

If the population of China walked past you in single file, the line would never end because of the rate of reproduction.

Smile, it makes people wonder what you are thinking.

If the population of China walked past you in single file, the line would never end because of the rate of reproduction.

Military Housing Funding Essential for Military Readiness

Public-private partnerships (P3s) have allowed communities across Texas to meet necessary demands for updated infrastructure. In addition to providing affordable housing solutions and addressing student housing needs in Texas, over the past 23-years P3s have played a significant role in the overhaul and improvement of on-base housing on military installations across the state. Access to quality housing for service members not only positively impacts state and local economies, but also results in improved military recruitment, retention and readiness.

As a result of this BAH decrease, MHPI partners were directed by the DoD to reduce services being provided to the service members and their families, community amenities, and planned renovations. at each military housing community.

Congress restored full funding for BAH for service members living in MHPI housing to address reports of housing quality concerns in the FY19 NDAA. However, this policy was not a permanent funding commitment. Recently the CBO recommended decreasing BAH allocation to 80 percent of rental cost to assist with reducing the nation’s budget.

Smile, it makes people wonder what you are thinking.

In the early 1990s, the Department of Defense struggled with retention, recruitment and readiness issues related to less than desirable housing for military personnel and their families. Faced with the overwhelming need for funding, including $16 billion in backlogged deferred maintenance, Congress authorized the Military Housing Privatization Initiative (MHPI) in 1996. This unique P3 model was designed to alleviate the shortage of quality, affordable housing by facilitating construction of new communities and renovating existing DoD homes and neighborhoods with amenities such as walking and biking trails, community centers and playgrounds.

Comprehensive financial structures with 50-year projections were established to address the specific housing challenges on each U.S. military installation. These plans relied on full financing from service members’ Basic Allowance for Housing (BAH), which are allotted to cover their housing costs. For the first time since the 1970s, military housing underwent extensive renovations. Service members and their families now have access to housing and community amenities that were previously unavailable on-base, including energy efficient appliances, garages and spacious floor plans.

Under MHPI, families benefit from the ongoing commitment of private companies working together with their military partners to ensure safe, improved living conditions. If a concern does arise, the teams work together to resolve the situation as quickly and effectively as possible.

Meaningful change, which members of Congress have recently promised, must include proper funding to address years of underfunding to ensure our service members continue to have the best on-base housing possible. Without that commitment, military readiness will decrease.

The success of MHPI proves that P3s have the ability to sustain high-quality military housing and serve as the foremost case study for leveraging private sector funding. It has resulted in an improved standard of living for service members and their families, and better recruiting, retention, and readiness for service branches. It would be sensible for Congress, and this administration, to recognize that policy shifts are more than a simple percentage change on paper – they are a direct hit to service members and their families.

Send comments/inquiries to Hunt Military Communities’ Vice President of Corporate Communications (cindy.gersch@huntcompanies.com)

Although MHPI is one of the most successful P3s to date, with 15,227 homes for service members and their families stationed across 13 military installations in Texas, funding for maintaining and increasing housing developments isoften scrutinized by the Congressional Budget Office (CBO) and public policy groups.

In the FY15 National Defense Authorization Act (NDAA), Congress implemented a reversal to its initial funding agreement for MHPI, reducing the BAH percentage a military member could receive by 1 percent per year. While this annual reduction may seem relatively small, in reality it had a dramatic negative effect on the standard of life for those living on military installations.

By Sinclair Cooper, President of the Public Infrastructure Development Division of Hunt Companies,

Inc. With more than 30 years of experience, Mr. Cooper is responsible for the development of institutional public-private partnership opportunities throughout the United States and is an executive leader of Hunt’s Military Housing Privatization Initiative.

The problem with sex in the movies is that the popcorn usually spills. Why do ‘overlook’ and ‘oversee’ mean opposite things?

The problem with sex in the movies is that the popcorn usually spills. Why do

Pa and Ma Ferguson

James

Edward Ferguson Jr. (1871 – 1944), known as Pa Ferguson, was the 26th governor of Texas, in office from 1915 to 1917. Later, he was the first gentleman of Texas for two non-consecutive terms.

Ferguson was born near Salado in south Bell County, Texas. He entered Salado College at 12 but was eventually expelled for disobedience. At 16, he left home and drifted through the western states, finding employment in a vineyard, a mine, a barbed wire factory, and a grain ranch. After he returned to Texas, he studied law in Bell County and was admitted to the bar.

In 1899, he married Miriam A. Wallace and in 1903, he became the city attorney in Belton and established Farmers State Bank. In 1906, he sold that bank and established Temple State Bank. He also managed several local political campaigns. In 1914, Ferguson was elected governor of Texas by running as an anti-prohibitionist Democrat. He served from January 19, 1915 to August 25, 1917.

After being re-elected in 1916, Ferguson vetoed the appropriations for the University of Texas. The veto was retaliation against the university because of its refusal to dismiss certain faculty members whom Ferguson found objectionable, including former Texas Lieutenant Governor and founder and dean of the University of Texas School of Journalism, William Harding Mayes, who had been an opponent of Ferguson for the Democratic party’s nomination for governor in 1914. The accusations against Mayes were that he used his ownership of newspapers to spread negative information about Ferguson.

Impeached and convicted

This move spurred the drive to impeach Ferguson. After an investigation by attorney general Dan Moody, he was impeached, convicted, and removed from office during his second term. The chairman of the investigating committee, William H. Bledsoe of Lubbock, called for impeachment while sitting next to Ferguson. Ferguson was indicted on nine charges in July 1917. The Texas House of Representatives prepared 21 charges against Ferguson, and the Senate convicted him on 10 of those charges, including misapplication of public funds and receiving $156,000 from an unnamed source.

no limit on gubernatorial terms.

The Texas Senate, many of whom had served under William Harding Mayes and with whom Mayes maintained cordial relationships, removed Ferguson as governor and declared him ineligible to hold office under Texas jurisdiction.

Nevertheless Ferguson ran for governor in the 1918 Democratic primary, but was defeated by his successor, William P. Hobby of Houston, previously the lieutenant governor.

Ferguson also ran for President of the United States in the 1920 election as the candidate of the American Party. He was on the ballot only in Texas, where he received 9.86% of the vote in Texas, (and 0.18% of the vote nationwide). The 1920 presidential election was won by Republican candidate Warren Harding although Democratic nominee James M. Cox won in Texas.

Miriam

Ferguson was born Miriam Amanda Wallace in Bell County, Texas. She studied at Salado College and Baylor Female College. When she was 24, she married James Edward Ferguson. She got her nickname “Ma” partly from her initials “M. A.”, and also because her husband was known as “Pa” Ferguson. They had two daughters, Oudia and Dorris.

After her husband’s impeachment and conviction, Ma Ferguson sought the Democratic nomination for governor and was elected to office. During her

campaign, she made it clear she was a puppet candidate with her husband James E. Ferguson as the real voice; at rallies, her speaking was limited to introducing him before letting him have the platform.[4] She told voters that she would follow the advice of her husband and that Texas would get “two governors for the price of one.” A common campaign slogan was, “Me for Ma, and I Ain’t Got a Durned Thing Against Pa.”

After her victory in the Democratic primary, she defeated George C. Butte, a prominent lawyer and University of Texas dean who emerged as the strongest Republican gubernatorial nominee in Texas since Reconstruction in 1869. The widespread corruption of her husband’s term led thousands of voters to cross party lines in the general election; where Republican candidates usually grabbed between 11,000 and 30,000 votes, Butte came out with almost 300,000 votes, many of them women and suffragists.[4] Ferguson received 422,563 votes (58.9 percent) to Butte’s 294,920 (41.1 percent). Butte had been supported by former Governor William P. Hobby, who had

succeeded James Ferguson in 1917. Ma Ferguson was the second female state governor in the United States, and the first to be elected in a general election. Just two weeks before her inauguration, Nellie Tayloe Ross had been sworn in as governor of Wyoming to finish the unexpired term of her late husband.

In 1924, Ma Ferguson was elected governor, becoming the first female chief executive of Texas. Ferguson was elected with the help and support of her campaign manager, Homer T. Brannon of Fort Worth, Texas.

In 1926, attorney general Dan Moody, who had investigated her husband for embezzlement and recovered $1 million for Texas citizens, ran against her in a run-off election and defeated her to become the next and youngest governor of Texas.

Ferguson ran again in 1932 and narrowly won the Democratic nomination over incumbent Ross S. Sterling. She soundly defeated Republican Orville Bullington in the general election. Ferguson’s second term as governor was less controversial than the first.

According to rumor, state highway contracts only went to companies that advertised in the Fergusons’ newspaper, Ferguson Forum. A House committee investigated the charge but nothing ever came of it.

In October 1933, she signed into law Texas House Bill 194, which was instrumental in establishing the University of Houston as a four-year institution.

Ferguson failed at a bid for the United States Senate in 1922, having lost in the Democratic runoff election to Earle Bradford Mayfield. In 1924, Ferguson entered his wife Miriam in the Democratic gubernatorial primary. She won, and with Nellie Tayloe Ross of Wyoming, they became the first female elected governors in the United States, both having followed husbands who had served earlier. Miriam Ferguson served two non consecutive two year terms as governor: 1925 –1927, and 1933 – 1935.

James Edward Ferguson Jr.

Warren G.Harding

William Pettus Hobby

Miriam A. Ferguson

Texas is one of fourteen states with

The present constitution (1876) set terms at two years, but a 1972 amendment returned them to four.

Warren Harding, the 29th president of the U.S., died 2 ½ years into his term and was succeeded by his Vice President, Calvin Coolidge.

Managing Medical Office Buildings

could and leased out every square inch to any physician group willing to pay the most money per square foot. But nowadays the medical office is an integral part of delivering an ever-demanding continuum of care. Healthcare-real-estate facilities are now designed and built to closely tie to how their tenants support patient care. This is forcing care givers to work together to provide healthcare services and real-estate services to each other in order to better service their patients. This changing business model spawns many legal and regulatory risks and challenges that medical-office landlords and property managers must comply with when leasing property to health-care providers. Most real-estate professionals who are not familiar with these complex laws could find themselves subjected to extensive monetary and criminal penalties. This article will summarize two major laws – HIPAA and federal anti-referral statutes.

HIPAA

The Health Insurance Portability and Accountability Act of 1996 (“HIPAA”), and its related rules and regulations, safeguards personalhealth information from disclosure to third parties. HIPAA violations can be very expensive – fines range from as little as $100 per violation to $50,000 per violation. To understand how HIPAA can impact medical-office landlords and tenants, we must first cover some terminology and background information:

* HIPAA protects what is commonly known as “protected health

examine, relocate, or store any PHI in order to fulfill this service, then it will probably be deemed to be a Business Associate and thus responsible for HIPAA compliance.

In such a case, the landlord and tenant would need to enter into a Business Associate agreement. Consider this non-exhaustive list of scenarios that trigger a landlord’s obligation to comply with HIPAA:

* If, upon surrender of the premises, the landlord is required to retrieve and remove PHI left on site by the tenant.

* An office-suite or other scenario where landlord provides administrative services such as file storing, a reception area, and any other medical-support services involving PHI.

* a landlord’s audit of tenant’s sales records, which permits landlord to examine PHI.

information” (or “PHI”, for short), that is stored or transmitted by a Covered Entity or its Business Associates. PHI is any information about a person’s health status, provision of health care, or payment for health care. For example, a patient’s name, social security number, address, phone number, email address, and other information that could reasonably identify a patient is PHI.

* A “Covered Entity” is any health-care plan, provider, or service that stores and transmits PHI in an electronic form and receives some type of government-backed reimbursement (Medicaid, Medicare, VA benefits, etc.).

* A “Business Associate” is any party that works with Covered Entities and receives PHI from the Covered Entity. This includes service providers and vendors working with Covered Entities. In order to receive PHI from a Covered Entity, the Business Associate and the Covered Entity need to enter into a business-associate agreement that requires the Business Associate to keep any PHI confidential and to otherwise comply with HIPAA and its various related rules.

There are endless other scenarios where PHI may come into play as between landlords and tenants. In such instances, the parties must ensure that they not only enter into a Business Associate agreement, but that both sides comply with HIPAA’s privacy and safeguard rules. In any such case, your lease should contain a copy of the parties’ Business Associate agreement attached as an exhibit.

Even if the parties are not Business Associates, the lease should acknowledge the existence and confidentiality of PHI, and the restricted access and safeguards in place that prohibit the non-covered entity’s access to the tenant’s PHI. Also make sure that any conflicting boiler-plate lease clauses are revised so as to not conflict with HIPAA, including any provision that permits unrestricted access by landlord to any area containing PHI.

Further, a prudent landlord may require all of its health-care tenants to store hardcopy PHI in a secure cabinet and identify any access points or storage areas where hardcopy PHI is stored. A landlord may also require the tenant to provide a secured/encrypted format for electronic PHI, and to identify a security officer (which is required per HIPAA) who is responsible to maintain PHI.

Stark & Anti-Kickback Laws:

Over the years, as the federal government keeps increasing funds paid out for medical care, it has also ratcheted up the penalties for those who abuse the system. There are several federal laws that come into play, but the most common are the Ethics In Patient Referrals Act (known as the “Stark Law”)

ANTHONY BARBIERI ajb@kesslercollins.com

Anthony J. Barbieri is a shareholder of Kessler Collins, PC in Dallas, Texas. He is a Fellow of the Litigation Counsel of America and a member of the State Bar of Texas, Dallas Bar Association and the American Bar Association. He is also a Contributing Editor of the network

and the Anti-Kickback Statute (“AKS”). These laws are intended to eliminate physicians and other players in the health-care system from taking advantage of available government funds. Additionally, several states have enacted similar “anti-referral” and “anti-kickback” laws. All of these laws are fairly complicated, but this article will summarize the salient provisions of the Stark Law and AKS so that those in the medicalreal-estate world can see their impact.

The Stark Law prohibits physicians from referring patients for certain designated health services paid for by federal funds to any entity with a “financial relationship.” Stark Law violations can result in penalties from $20,000 up to $100,000 per violation for each health-care service that is based on a prohibited referral. Additionally, the federal government may also impose a penalty equal to three times the improper payment. Some large health-care provides have made headlines over the years after getting tagged with multi-million dollar fines Stark Law and AKS related fines. The Stark Law is a strict liability statute, so “intent” is a non-factor. Accordingly, even if a physician makes an accidental or unknowing referral, there is still a potential for liability.

A “financial relationship”, as it relates to Stark Law, is very broad and includes any direct or indirect ownership or investment by the referring physician, as well as any financial interests held by the physician’s immediate family members. Stark Law only applies to referrals for designated health services (or “DHS”). There are dozens of applicable DHS, including clinical laboratory services, physical and occupational therapy services, radiology, radiation therapy services and supplies, durable medical equipment and supplies, prosthetics, orthotics and prosthetic devices and supplies, home health services and outpatient prescription drugs

ARSENAL DISPUTE RESOLUTION

birthplace.

of

In addition to the Stark Law, the. AKS also deals with remuneration related to improper referrals. Although these two laws are similar, there are several important distinctions. The most obvious distinction is that the AKS includes a civil (monetary) as well as a criminal penalty, where the Stark Law only imposes civil penalties. Unlike the Stark Law’s strict-liability standard, in order to prove a criminal violation of the AKS, the federal government must prove intent. Further, the AKS is broader – whereas Stark Law only applies to physicians and DHS, the AKS applies to any services reimbursed by federal funds, and AKS involves any person or entity that makes a referral, not just physicians.

The Arsenal Companies Mediation Service provides neutrality, confidentiality, time and financial savings in comparison to the judicial litigation process. All sessions are conducted by an attorney with an extensive background in/knowledge of the law who specializes in negotiations and alternative dispute resolution.

Areas of Dispute Resolution:

• Contractual disputes

• Commercial disputes

• Consumer complaints

• Employment disputes

• Administrative Law

• Professional negligence or malpractice

all

Half

Half of all Americans live within 50 miles of their birthplace.

The AKS creates liability for anyone who consciously and deliberately accepts or offers any consideration with the intention of manipulating a referral. Punishment may include up to ten years in federal prison and fines as little as $25,000 up to $100,000 per violation. However, federal law provides for various safeharbors to both the Stark Law and AKS, including bona-fide employment arrangements, personal services contracts, space and equipment rentals. In order to satisfy a safe-harbor requirement, these arrangements must be in writing and must be no more or no less than the fair-market value. Note that any fair-marketvalue analysis pursuant to Stark Law or AKS should be performed by an independent, qualified third party – the “back-of-the-napkin” analysis performed by the landlord’s property manager will not suffice. In most conventional landlord-tenant relationships, Stark Law and AKS will not apply. However, in a medical-office or similar lease, these laws can come into play if the property were owned by multiple doctors or family members with certain interests in tenant medical businesses, or a tenant hospital at which the doctors have admitting privileges and provides services to the doctors’ patients. Another instance is if the tenants are those doctors who are owners and cross-refer to each other. The federal government has kindly issued warning signs for when AKS or Stark Law may be implicated: (1) excessively high or low rent, (2) rental amounts conditioned or linked patient referrals; (3) companion payments that are not based on expenses for valuable services; (4) rent for space greater than the tenant’s business needs, (5) rent that is not fixed in advance, or are reset more than once per year, (6) rent based on hourly use without fixing the number of hours to be used, (7) rent based on Federal health-care program beneficiaries referred, or (8) rent based on Federal health care program payments. These warning signs are not exclusive – they are just free, friendly advice from the federal government.

In a garden-variety retail or office lease, these warning signs would be irrelevant, but if you are involved in a health-care-facility lease, then these factors could be problematic and give rise to civil and criminal liability. So how are real-estate professionals supposed to navigate through this maze of federal regulations? Thankfully, the law provides safe harbor exceptions, which, if followed, will help you comply with the law. Although the safe harbors in the Stark Law and the AKS are not identical, both rules have the following general requirements for heal-care-facility leases:

1. All leases must be in writing and signed by both parties.

2. The lease must specify the premises being leased.

3. The lease term must be for at least one year.

4. The size of the premises must not be too large for the medical business.

5. The rent must be fair market.

6. The lease cannot have any charges or payments for the number or value of referrals.

7. The terms of the lease must generally be commercially reasonable.

Note that each law has some additional requirements that must be followed.

In conclusion, it is highly recommended that you perform a check-up on all of your health-care-facility leases to determine whether or not they are in compliance with all applicable health-care laws. Further, since business relationships morph over time, and laws are constantly changing, you should conduct an annual examination of your medical leases to make sure they are all in good health. If you find any facts or circumstances that could be suspect, take immediate action to cure the violation – especially since some laws have self-reporting requirements (yes, you must rat yourself out!). Lastly, don’t try and navigate these laws by yourself – you should engage trusted professionals that are qualified and experienced to spot and correct issues and help you plan for the future.

• Landlord-tenant disputes

• Real estate disputes of all types

The goal of resolving conflict in a personal or business relationship should not be victory or defeat. It should be reaching a sustainable and durable understanding and letting go of our need to be right.

JUSTICE FAIRNESS LAW

682.224.5855

www.thearsenalcompanies.com/ mediation-services

Evening

Marc Chalmé – Intimate Dreams

Chalmé creates mysterious landscapes, still-lifes and figurative pieces. He has mastered his approach to these subjects. Perhaps one of the most impressive and notable aspects of his work is his handling of light, which is, at times, almost eerie; the light often seems to glow organically from within the painting and the viewer can nearly feel its warmth. The shadows and sense of depth are handled in such a way that the viewer is invited into the painting, into the room. This innate ability to understand the complexities of light and shadow, and render the subtleties with such talent, is exceptionally rare.

Great art is among the most sublime, meaningful, and redeeming creations of all civilization. Few endeavors can equal the power of great artwork to capture aesthetic beauty, to move and inspire, to change perceptions, and to communicate the nature of human experience. Great art is also complex, mysterious, and challenging. Filled with symbolism, cultural and historical references, and often visionary imagery, great artworks oblige us to reckon with their many meanings.

complete.indd 52 3.02.2019 18:55

meaningful, of great and to mysterious, and visionary perceive (Think of anywhere!) connection

“No amount of skillful invention can replace the essential element of imagination”

(Edward Hopper)

Dawn Hallway

The green carpet

The blue carpet

Macondo The call of the birds

Sex

When I went to city hall to renew his dog license, I told the clerk I would like a license for Sex. He said, ‘I’d like one, too!” Then I said, “But this is a dog.” He said he didn’t care what she looked like.

Then I said, “You don’t understand. I’ve had Sex since I was 9 years old.” He winked and said, “You must have been quite a kid.”

When I got married and went on my honey-moon, I took the dog with me. I told the motel clerk that I wanted a room for my wife and me and a special room for Sex. He said, “You don’t need a special room. As long as you pay your bill, we don’t care what you do.” I said, “Look, you don’t seem to understand. Sex keeps me awake at night.” The clerk said, “Funny. I have the same problem.”

One day I entered Sex in a contest, but before the competition began, the dog ran away. Another contestant asked me why I was just standing there, looking disappointed. I told him I

gadgetry that’s hot and cool at the same time

had planned to have Sex in the contest. He told me I could have sold my own tickets. “But you don’t understand,” I said, “I hoped to have Sex on TV.” He said, “Now that cable is all over the place, that’s no big deal anymore.”

When my wife and I separated, we went to court to fight for custody of the dog. I said, “Your Honor, I had Sex before I was married.” The judge said, “The courtroom isn’t a confes¬sional. Stick to the case, please.” Then I told him that after I was married, Sex left me. He said, “Me, too.”

Last night Sex ran off again. I spent hours looking around town for him. A cop came over to me and asked, “What are you doing in this alley at 4 o’clock in the morning?” I told him that I was looking for Sex. My case comes up Friday!

See Inside Back Cover and enter our contest for a chance to win one of the items shown here.

Created for the less-tech-savvy, mature adults, and kids who need home security detection the most, Brinno has introduced the DUO smart peephole camera. The DUO offers a unique solution with dual screens and dual storage (on the back of the door and/or transmitted to a smartphone via Wi-Fi) so that residents can easily see who is at their door whether they are home or away.

In contrast to exposed smart doorbells, the theft-proof indoor Brinno DUO camera provides a clear image of visitors via a built-in 2.7-inch LCD screen, transforming the hard-to-see peephole into clear front head-to-shoulder images. These images are automatically saved onto an SD card locally in the device. For residents not at home, you can use Brinno’s app to see a live view of their front door area or check the visitor log remotely anywhere and at any time.

DIY easy installation and removal, keeping the front door intact and unaltered making it particularly convenient for apartment dwellers. And there areno additional charges for add-on accessories or required cloud storage data plans.

Available on Amazon for $249.00.

Q: What do you get when you cross LSD with a birth control pill? A; A trip without the kids.

I drive way too fast to worry about cholesterol. Treat each day as your last; one day you will be right.

I drive way too fast to worry about cholesterol. Treat each day as your last; one day you will be right.

Confucius Say: Foolish man give wife grand piano. Wise man give wife upright organ.

Wi-Fi Smart Plug

Brinno’s DUO smart peephole camera retrofits a front door peephole to offer a discreet Dual Screen / Dual Storage DIY solution for home security

shout outs!

Expressions of praise given in the presence of many peo ple.

shout outs!

Expressions of praise given in the presence of many peo ple.

WalletHub released an in-depth report on 2018’s Most Pet-Friendly Cities. Kudos to Austin that came in 4th, behind Scottsdale, AZ, Orlando, FL and San Diego, CA. See the whole report at https://wallethub.com/edu/most-petfriendly-cities/5562/

1. WalletHub released its 2018’s Best & Worst Places for Veterans to Live . The report compares the 100 largest U.S. cities across 18 key metrics, ranging from share of military skill-related jobs to housing affordability to availability of VA health facilities. Number 1 on the list – Austin ; and coming in at a not-too-shabby 6th – Plano . Kudos to both cities!

WalletHub released an in-depth report on 2018’s Most Pet-Friendly Cities. Kudos to Austin that came in 4th, behind Scottsdale, AZ, Orlando, FL and San Diego, CA. See the whole report at https://wallethub.com/edu/most-petfriendly-cities/5562/

Confucius Say: Foolish man give wife grand piano. Wise man give wife upright organ.

I drive way too fast to worry about cholesterol. Treat each day as your last; one day you will be right.

To determine the most attractive real-estate markets in the U.S., WalletHub compared 300 cities across 22 key metrics. The data set ranges from median home-price appreciation to home sales turnover rate to job growth. Texas cities claimed 5 of the top 10 spots including Richardson

To determine the most attractive real-estate markets in the U.S., WalletHub compared 300 cities across 22 key metrics. The data set ranges from median home-price appreciation to home sales turnover rate to job growth. Texas cities claimed 5 of the top 10 spots including Richardson

2. With application season in full gear and college living costs reaching $26,200 per student for nine to 12 months, WalletHub today released its report on 2019’s Best & Worst College Towns & Cities in America , as well as accompanying videos , as a follow-up on its College & University Rankings . They compared more than 400 U.S. cities – also grouped by city size – based on 30 key indicators of academic, social and economic growth potential. The data set ranges from cost of living to quality of higher education to crime rate. Coming in at #1among large college cities – Austin! Coming in at #8 among small college cities – College Station! Big time congratulations to both!

Austin College Station 1 2

(the local unemployment rate, historical job growth, projected job growth and the level of employment (based on tax burden, insurance costs, commuting costs, medical spending, utility (racial makeup, racial integration, and economic diversity within the population, education (based on math and reading test scores and local and county level high school graduation rates) and income (based on historical median household income, projected household income, a comparison between local and state median household income and change between current and historical household income, Money Magazine chose the City of Frisco as #1 In its annual review The Ten Best Places to Live in America Right Now. Wow! Congratulations! Read more: http://time. com/money/5387468/best-places-to-live-2018-methodology/

(the local unemployment rate, historical job growth, projected job growth and the level of employment (based on tax burden, insurance costs, commuting costs, medical spending, utility (racial makeup, racial integration, and economic diversity within the population, education (based on math and reading test scores and local and county level high school graduation rates) and income (based on historical median household income, projected household income, a comparison between local and state median household income and change between current and historical household income, Money Magazine chose the City of Frisco as #1 In its annual review The Ten Best Places to Live in America Right Now. Wow! Congratulations! Read more: http://time. com/money/5387468/best-places-to-live-2018-methodology/

3. Congratulations to the Houston Chapter of the Institute of Real Estate Management (IREM®) ! It announced its annual list of top real estate companies in the Houston area based on the number of CERTIFIED PROPERTY MANAGER® (CPM®) credentialed members they employ locally. They are: Transwestern, AMO® with 19 credentialed members; Stream Realty Partners, AMO® with 15 credentialed members; CBRE, AMO® with 10 credentialed members; Brookfield Property Partners with 5 credentialed Members; and Woodbranch Management, Inc. with 5 credentialed Members. The announcement

It’s Cheaper to Own Than Rent a Home

To determine where the most rapid local economic growth occurred over a period

Hats off to Lancaster, PA which has earned gold certification under the new LEED for Cities program, (https://new.usgbc.org/leed-forcities) recognizing leadership in sustainability. It is among the first communities in the United States and the world to earn the rating, which also recognized Washington, D.C.; Phoenix; Arlington County, Va.; Songdo, South Korea; Savona, Italy; and Surat, India. LEED is administered by the U.S. Green Building Council (USGBC) and is the most widely used green building rating system in the world. The certi

Hats off to Lancaster, PA which has earned gold certification under the new LEED for Cities program, (https://new.usgbc.org/leed-forcities) recognizing leadership in sustainability. It is among the first communities in the United States and the world to earn the rating, which also recognized Washington, D.C.; Phoenix; Arlington County, Va.; Songdo, South Korea; Savona, Italy; and Surat, India. LEED is administered by the U.S. Green Building Council (USGBC) and is the most widely used green building rating system in the world. The certi

noted that 70% of professionals who hold their CPM® are in higher management positions than those without the designation and 57% of U.S. Commercial Inventory is management by Certified Property Managers®.

diversi 3

Newspaper Readers

The Wall Street Journal is read by the people who run the country.

The New York Times is read by people who think they run the country.

set ranges from population growth to college-educated population growth to unemployment rate decrease. In addition, they produced a separate ranking by city size.

Fort Myers, FL Midland, TX Pearland, TX Bend, OR McKinney, TX

unemployment rate decrease. In addition, they produced a separate ranking by city size.

A recent GOBankingRates study identified the typical rent and cost to own a home in 50 major U.S. cities. Although renting can be cheaper, it’s more expensive than owning a home in 27 cities, including these Texas cities: Arlington, Fort Worth and El Paso. See the whole report at https://www.gobankingrates.com/saving-money/ home/cheaper-to-own-than-rent-home-in-these-cities/

The Washington Post is read by people who think they should run the country.

USA Today is read by people who think they ought to run the country but don’t really understand the Washington Post. They do, however, like their smog statistics shown in colorful pie charts.

The Los Angeles Times is read by people who wouldn’t mind running the country, if they could spare the time, and if they didn’t have to leave L.A. to do it.

The Boston Globe is read by people whose parents used to run the country and they did a far superior job of it, thank you very much.

The New York Daily News is read by people who aren’t too sure who’s running the country, and don’t really care as long as they can get a seat on the subway.

5 Dallas High School recently won a 2018 Preservation Dallas Achievement Award, which honors Dallas’ outstanding residential and commercial historic preservation projects and the individuals who are committed to making Dallas a better place to live by protecting its architectural heritage. The 102,000-square foot, fourstory building was built in 1907 and sat empty for nearly two decades before being purchased by Matthews Southwest and redeveloped into 78,000-square feet of historically converted office space, along with 10,000-square feet of restaurant, retail and outdoor patio space. Kudos to Aimee Sanborn, AIA, LEED AP BD+C, Principal and Team Leader at Merriman Anderson/Architects (the design architect, historic architect and architect of record for the building shell and interior restoration, including the LEED Gold

5 Dallas High School recently won a 2018 Preservation Dallas Achievement Award, which honors Dallas’ outstanding residential and commercial historic preservation projects and the individuals who are committed to making Dallas a better place to live by protecting its architectural heritage. The 102,000-square foot, fourstory building was built in 1907 and sat empty for nearly two decades before being purchased by Matthews Southwest and redeveloped into 78,000-square feet of historically converted office space, along with 10,000-square feet of restaurant, retail and outdoor patio space. Kudos to Aimee Sanborn, AIA, LEED AP BD+C, Principal and Team Leader at Merriman Anderson/Architects (the design architect, historic architect and architect of record for the building shell and interior restoration, including the LEED Gold certification process).

The New York Post is read by people who don’t care who’s running the country either, as long as they do something really scandalous, preferably while intoxicated and when there are photographers present.

The San Francisco Chronicle is read by people who aren’t sure there is a country, or that anyone is running it; but whoever it is, they oppose all that they stand for. There are occasional exceptions if the leaders are handicapped minority feministic atheist dwarfs, who also happen to be illegal aliens from ANY country or galaxy as long as they are democrats.

The Miami Herald is read by people who are running another country, but need the baseball scores.

For more information, go to 2018’s Fastest Growing Cities in America (https://wallethub. com/edu/fastest-growing-cities/7010/ ). Also view accompanying videos.

Apple announced that it plans to build a $1 billion campus in Austin, creating at least 5000 new jobs (ranging from engineers to callcenter agents) to the already bustling technological hub. Apple is expected to receive up to $25 million from a Texas jobs- creation fund, in addition to property-tax rebates, which still require approval.

For more information, go to 2018’s Fastest Growing Cities in America (https://wallethub. com/edu/fastest-growing-cities/7010/ ). Also view accompanying videos.

6 College Station, TX

8 Mount Pleasant, SC

7 Lehigh Acres, FL

9 Enterprise, NV 10 Irvine, CA

8 Mount Pleasant, SC

9 Enterprise, NV 10 Irvine, CA

complete.indd 55 3.02.2019 18:55

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a senior project manager in the Transmission and Utilities Group in Dallas 2 Aimbridge Hospitality

Senior Vice President of Project Management in Dallas 3 Karen Perez joined Freese and Nichols in El

joined Image Building Maintenance as Regional Manager 5 Jimmy Gibson joined Freese and Nichols as leader of the firm’s Environmental Services Practice based in DFW 6 Ben Salomone joined ML Realty Partners as an Asset Manager 7 Tim Stout joined Billingsley Company as the Director of Engineering 8 JT Samford was promoted to Acquisition Manager at ML Realty Partners in DFW 9 Steven Jones joined Heritage Land Bank as its new Vice President Loan Officer in Fort Worth 10 Jason Hanna, AIA was promoted to Associate Principal at Corgan in Dallas 11 Mark Cardwell, AIA was promoted to Associate Principal at Corgan in Dallas 12 Mike Hemme, AIA, LEED AP BD+C was promoted to Associate Principal at Corgan in Dallas 13 Susan Smith, AIA, LEED AP BD+C was promoted to Principal at Corgan in Dallas 14 Brett Sumrow, AIA LEED AP was promoted to Principal at Corgan in Dallas 15 Joe Haver, AIA, LEED AP BD+C was promoted to Principal at Corgan in Dallas 16 Matt McDonald, AIA, NCARB was promoted to Principal at Corgan in Dallas 17 Krista Bethune Melnar joined Freese and Nichols manager of the firm’s Central Texas Stormwater Group, including the Austin and San Marcos 18 Michelle Wilken joined Copart as Administrative Support Assistant 19 Leland Manning joined Newmark Knight Frank in the Valuation and Advisory Department 20 Beth Burke joined Whitebox Real Estate as an Executive Coordinator 21 David Harris was promoted to Associate Vice President at Whitebox Real Estate 22 Kim Telkamp was promoted to General Manager at Billingsley Company 23 Ted Kollaja, FAIA joined OMNIPLAN as a Principal | Project Director in Dallas 24 Baron Aldrine was promoted to Executive Vice President at CBRE 25 Michael Chiocca was promoted to Vice President at CBRE 26 John Ellerman was promoted to First Vice President at CBRE 27 Ryan Keiser was promoted to Executive Vice President at CBRE 28 Krista Raymond Clark was promoted to Senior Associate at CBRE 29 Chris Sacks was promoted to Vice President at CBRE 30 William Vonderfecht was promoted to First Vice President at CBRE 31 Noreen Weathers was promoted to Senior Associate at CBRE 32 CallisonRTKL has a new workplace team in its Dallas office. (L-R) Michael Horton, Associate Vice President; Dani Veeder, Associate; Rina Burnett, Associate Vice President; Brian Fox, Senior Associate Vice President; April Coover, Associate Vice President

4 Jane

Theo Chan, PE, rejoined Freese and Nichols as

hired Wade Fischer as

Paso

Hwang

1 Theo Chan 2 Wade Fischer

3 Karen Perez 4 Jane Hwang

5 Jimmy Gibson 6 Ben Salomone 7 Tim Stout

8 JT Samford 9 Steven Jones 10 Jason Hanna

11 Mark Cardwell

12 Mike Hemme

13 Susan Smith

15 Joe Haver 16 Matt McDonald 17 Krista Bethune 18 Michelle Wilken

19 Leland Manning

20 Beth Burke

22 Kim Telkamp 23 Ted Kollaja 24 Baron Aldrine

25 Michael Chiocca

26 John Ellerman

27 Ryan Keiser

29 Chris Sacks 30 William Vonderfecht

31 Noreen Weathers

32 CallisonRTKL

14 Brett Sumrow

21 David Harris

28 Krista Raymond Clark

Photo (c) 2018 Kevin Brown

He has the grace of a swan, the wisdom of an owl, the eye of an eagle… ladies and gentlemen. This man is for the birds!

He has the grace of a swan, the wisdom of an owl, the eye of an eagle… ladies and gentlemen. This man is for the birds!

March

5 BOMA Austin | AAFAME | Joint Luncheon

Galaxy SOHO

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20 SCR | Breakfast at Ridglea Country Club

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27 CTCAR | Luncheon at Maggiano’s

30 – April 3 TAPPA | Annual Conference at Wyndham San Antonio

Do you recognize these 8 famous dogs? (Answers on page 62)

San

What’s in a name ?

The Names of the 50 States

In December, we explored the derivation of each of the state’s nicknames. Here we look at the names of the states themselves. The map below shows the breakdown of all the states’ etymologies. The most names, eight in both cases, stem from Algonquin and Latin. But the etymologies of some names have become muddled over the years. Even alternate theories exist for some, and an author even appears to have made one up entirely. Scroll through the list to find your home state’s meaning and how the name originated.

Alabama: From the Choctaw word albah amo meaning”thicket-clearers” or “plant-cutters.”

Alaska: From the Aleut word alaxsxaq, from Russian Аляска, meaning”the object toward which the action of the sea is directed.”

Arizona: From the O’odham (a Uto-Aztecan language) word ali sona-g via Spanish Arizonac meaning “good oaks.”

Arkansas: From a French pronunciation of an Algonquin name for the Quapaw people: akansa. This word, meaning either “downriver people” or “people of the south wind,” comes from the Algonquin prefix -a plus the Siouan word kká:ze for a group of tribes including the Quapaw.

California: In his popular novel “Las sergas de Esplandián” published in 1510, writer Garci Ordóñez de Montalvo named an imaginary realm California. Spanish explorers of the New World could have mistaken Baja California as the mythical place. Where Montalvo learned the name and its meaning remain a mystery.

Colorado: Named for the Rio Colorado (Colorado River), which in Spanish means “ruddy” or “reddish.”

Connecticut: Named for the Connecticut River, which stems from Eastern Algonquian, possibly Mohican, quinnitukqut, meaning “at the long tidal river.”

Delaware: Named for the Delaware Bay, named after Baron De la Warr (Thomas West, 1577 - 1618), the first English governor of Virginia. His surname ultimately comes from de la werre, meaning “of the war” in Old French.

Florida: From Spanish Pascua florida meaning “flowering Easter.” Spanish explorers discovered the area on Palm Sunday in 1513. The state name also relates to the English word florid, an adjective meaning “strikingly beautiful,” from Latin floridus.

Georgia: Named for King George II of Great Britain. His name originates with Latin Georgius, from Greek Georgos, meaning farmer, from ge (earth) + ergon (work).

Hawaii: From Hawaiian Hawai’i, from Proto-Polynesian hawaiki, thought to mean “place of the Gods.” Originally named the Sandwich Islands by James Cook in the late 1700s.

Idaho: Originally applied to the territory now part of eastern Colorado, from the Kiowa-Apache (Athabaskan) word idaahe, meaning “enemy,” a name given by the Comanches.

Illinois: From the French spelling ilinwe of the Algonquian’s name for themselves Inoca, also written Ilinouek, from Old Ottawa for “ordinary speaker.”

Indiana: From the English word Indian + -ana, a Latin suffix, roughly meaning “land of the Indians.” Thinking they had reached the South Indes, explorers mistakenly called native inhabitants of the Americas Indians. And India comes from the same Latin word, from the same Greek word, meaning “region of the Indus River.”

Iowa: Named for the natives of the Chiwere branch of the Aiouan family, from Dakota a yuxba, meaning “sleepy ones.”

Kansas: Named for the Kansa tribe, natively called kká:ze, meaning “people of the south wind.” Despite having the same etymological root as Arkansas, Kansas has a different pronunciation.

Kentucky: Named for the Kentucky River, from Shawnee or Wyandot language, meaning “on the meadow” (also “at the field” in Seneca).

Louisiana: Named after Louis XIV of France. When René-Robert Cavelier, Sieur de La Salle claimed the territory for France in 1682, he named it La Louisiane, meaning “Land of Louis.” Louis stems from Old French Loois, from Medieval Latin Ludovicus, a changed version of Old High Germany Hluodwig, meaning “famous in war.”

Maine: Uncertain origins, potentially named for the French province of Maine, named for the river of Gaulish, an extinct Celtic language, origin.

Maryland: Named for Henrietta Maria, wife of English King Charles I. Mary originally comes from Hebrew Miryam, the sister of Moses.

Most people work just hard enough not to get fired and get paid just enough money not to quit. I have as much authority as the Pope. I just don’t have as many people who believe it.

Massachusetts: From Algonquian Massachusett, a name for the native people who lived around the bay, meaning “at the large hill,” in reference to Great Blue Hill, southwest of Boston.

Michigan: Named for Lake Michigan, which stems from a French spelling of Old Ojibwa (Algonquian) meshi-gami, meaning “big lake.”

Minnesota: Named for the river, from Dakota (Siouan) mnisota, meaning “cloudy water, milky water,”

Mississippi: Named for the river, from French variation of Algonquian Ojibwa meshi-ziibi, meaning “big river.”

Missouri: Named for a group of native peoples among Chiwere (Siouan) tribes, from an Algonquian word, likely wimihsoorita, meaning “people of the big (or wood) canoes.”

Montana: From the Spanish word montaña, meaning “mountain, which stems from Latin mons, montis. U.S. Rep. James H. Ashley of Ohio proposed the name in 1864.

Nebraska: From a native Siouan name for the Platte River, either Omaha ni braska or Oto ni brathge, both meaning “water flat.”

Nevada: Named for the western boundary of the Sierra Nevada mountain range, meaning “snowy mountains” in Spanish.

New Hampshire: Named for the county of Hampshire in England, which was named for city of Southampton. Southampton was known in Old English as Hamtun, meaning “village-town.” The surrounding area (or scīr) became known as Hamtunscīr.

New Jersey: Named by one of the state’s proprietors, Sir George Carteret, for his home, the Channel island of Jersey, a bastardization of the Latin Caesarea, the Roman name for the island.

New Mexico: From Spanish Nuevo Mexico, from Nahuatl (Aztecan) mexihco, the name of the ancient Aztec capital.

New York: Named in honor of the Duke of York and Albany, the future James II. York comes from Old English Eoforwic, earlier Eborakon, an ancient Celtic name probably meaning “Yew-Tree Estate.”

North Carolina: Both Carolinas were named for King Charles II. The proper form of Charles in Latin is Carolus, and the division into north and south originated in 1710. In latin, Carolus is a strong form of the pronoun “he” and translates in many related languages as a “free or strong” man.

North Dakota: Both Dakotas stem from the name of a group of native peoples from the Plains states, from Dakota dakhota, meaning “friendly” (often translated as “allies”).

Ohio: Named for the Ohio River, from Seneca (Iroquoian) ohi:yo’, meaning “good river.”

Oklahoma: From a Choctaw word, meaning “red people,” which breaks down as okla “nation, people” + homma “red.” Choctaw scholar Allen Wright, later principal chief of the Choctaw Nation, coined the word.

Oregon: Uncertain origins, potentially from Algonquin.

Pennsylvania: Named, not for William Penn, the state’s proprietor, but for his late father, Admiral William Penn (1621-1670) after suggestion from Charles II. The name literally means “Penn’s Woods,” a hybrid formed from the surname Penn and Latin sylvania.

Rhode Island: It is thought that Dutch explorer Adrian Block named modern Block Island (a part of Rhode Island) Roodt Eylandt, meaning “red island” for the cliffs. English settlers later extended the name to the mainland, and the island became Block Island for differentiation. An alternate theory is that Italian explorer Giovanni da Verrazzano gave it the name in 1524 based on an apparent similarity to the island of Rhodes.

South Carolina: See North Carolina.

South Dakota: See North Dakota.

Tennessee: From Cherokee (Iroquoian) village name ta’nasi’ of unknown origin.

Texas: From Spanish Tejas, earlier pronounced “ta-shas;” originally an ethnic name, from Caddo (the language of an eastern Texas Indian tribe) taysha meaning “friends, allies.”

Utah: From Spanish yuta, name of the indigenous Uto-Aztecan people of the Great Basin; perhaps from Western Apache (Athabaskan) yudah, meaning”high” (in reference to living in the mountains).

Vermont: Based on French words for “Green Mountain,” mont vert.

Virginia: A Latinized name for Elizabeth I, the Virgin Queen.

Washington: Named for President George Washington (1732-1799). The surname Washington means “estate of a man named Wassa” in Old English.

West Virginia: See Virginia. West Virginia split from confederate Virginia and officially joined the Union as a separate state in 1863.

Wisconsin: Uncertain origins but likely from a Miami word Meskonsing, meaning “it lies red”;misspelled Mescousing by the French, and later corrupted to Ouisconsin. Quarries in Wisconsin often contain red flint.

Wyoming: From Munsee Delaware (Algonquian) chwewamink, meaning “at the big river flat.”

diversi ns A Little Math

Ever wonder about those people who say they are giving more than 100%? We have all been to those meetings where someone wants over 100%. How about achieving 103%? The following math might prove helpful.

Most people work just hard enough not to get fired and get paid just enough money not to quit. I have as much authority as the Pope. I just don’t have as many people who believe it.

Clearly, hard work and knowledge will get you close, and attitude will get you there, but bullshit will put you over the top.

diversi ns

Obituary

Veteran Pillsbury spokesman Pop N. Fresh died yesterday of a severe yeast infection; he was 71. Fresh was buried in one of the largest funeral ceremonies in recent years. Dozens of celebrities turned out including Mrs. Butterworth, The California Raisins, Hungry Jack, Betty Crocker and the Hostess Twinkies.

The graveside was piled high with flours as longtime friend Aunt Jemima delivered the eulogy, describing Fresh as a man who never knew how much he was kneaded.Fresh rose quickly in show business, but his later life was filled with many turnovers.

He was not considered a very smart cookie, wasting much of his dough on half- baked schemes. Still, even as a crusty old man, Fresh was a roll model for millions. He is survived by his second wife. They have two children and one in the oven.

ANSWERS FROM DECEMBER CONTEST PRESIDENTIAL MIDDLE NAMES

James ABRAM Garfield

Chester ALAN Arthur

Lyndon BAINES Johnson

Rutherford BIRCHARD Hayes

John CALVIN Coolidge

Herbert CLARK Hoover

Dwight DAVID Eisenhower

Franklin DELANO Roosevelt

James EARL Carter

John FITZGERALD Kennedy

Warren GAMALIEL Harding

Stephen GROVER Cleveland

William HENRY Harrison

George HERBERT Walker Bush

index to our advertisers

William HOWARD Taft

Barack HUSSEIN Obama

William JEFFERSON Clinton

James KNOX Polk

Harry S. Truman

Richard MILHOUS Nixon

John QUINCY Adams

Gerald RUDOLPH Ford

Ulysses SIMPSON Grant

George WALKER Bush

Ronald WILSON Reagan

Thomas WOODROW Wilson

Donald JOHN Trump

Congratulations to all of our prize winners!

Victoria Roush of Framers Branch and Patty Gillean of Austin each won an IQ Connect Smart Plug ; Lisa Pope and Jessica (Mack) Ruiz both of Dallas each won a Nomad key; Alan Spencer of Sugarland won a Brinno Smart peephole; Breanna Dahood of Victoria won a Satechi Home Button; Greg Westwood of San Antonio won our feature book, Objections That Derail Sales People by Jeb Blount ; and Tom Tilles of Midland won a copy of Creating Sales Stars by Stephan Schiffman.

ANSWERS FROM PAGE 57: YOU’RE GOING TO CALL ME WHAT?

1 On TV’s Family Guy, Brian Griffin is an 8-year old talking white Labrador who has lived with the Griffin family since Peter picked him up as a stray. He has the ability to speak intelligently, drive a car, and walk bipedally. He also has a particularly sharp wit. Peter is his best friend, despite Brian’s vastly superior intelligence. Brian went to Brown University in Rhode Island, but did not graduate. He has a cultured background, loves opera and jazz, and speaks fluent French. He is also a member of MENSA.

2 The first couple of animated dogs, Lady and the Tramp is a 1955 American animated musical romance film produced by Walt Disney. It showed us that even dogs need love and companionship from their own kind. It was the 15th Disney animated feature film and tells the story of a female American Cocker Spaniel named Lady who lives with a refined, upper-middle-class family, and a male stray mongrel called the Tramp. When not pushing meatballs with their noses and eating spaghetti, Lady and the Tramp fell in love and eventually had a litter of their own (spearheaded by the aptly named Scamp).

3 Underdog was an American animated television series that ran from 1964 until 1973. Normally, he spent his time as “Shoe Shine Boy” and was just that. But when he took one of his super power pills, he transformed into Underdog and saved his love interest, news reporter Sweet Polly Purebred. His nemesis was usually Simon Bar Sinister or Riff Raff, and the storylines were always pretty much the same, but there was usually a lesson to be learned at some point in the show. Underdog nearly always spoke in rhyming couplets such as, “There’s no need to fear, Underdog is here!” His voice was supplied by Wally Cox.

4 Created by Hanna-Barbera Productions in 1969, this Saturday-morning cartoon series featured four teenagers— Fred Jones, Daphne Blake, Velma Dinkley, and Norville “Shaggy” Rogers—and their talking brown Great Dane named Scooby-Doo, who solve mysteries involving (supposedly) supernatural creatures through a series of antics and missteps.

When not being bribed with Scooby Snacks, Scooby and Shaggy could be found running in terror from what always ended up being somebody in a costume scaring the locals.

While Scooby’s mysterysolving prowess is debatable, his pop-culture status is undeniable with treats bearing his image are available for both people and dogs.

5 When it comes to animated

dogs, nobody is more iconic than Snoopy - Charlie Brown’s pet beagle in the comic strip Peanuts by Charles M. Schulz. They have been a part of our lives since 1950.When not working as a mascot for MetLife and for Aerospace Safety, Snoopy and the Peanuts gang managed to appear in numerous comic strips and in some of the most iconic cartoons ever, many of which are still enjoyed to this day by a new generation of children. Snoopy is loyal, innocent, imaginative and good-natured and is prone to imagining fantasy lives, including being an author, a college student known as “Joe Cool” and a British World War I “flying ace” . He can be selfish, gluttonous, and lazy at times, and occasionally mocks Charlie Brown, but on the whole shows great love, care, and loyalty for his owner (even though he cannot even remember his name and always refers to him as “The Round-Headed Kid”).

6 Santa’s Little Helper is a recurring character in the American animated television series The Simpsons. He is their pet greyhound who was introduced in the first episode of the show in 1989 (“Simpsons Roasting on an Open Fire”), in which his owner abandons him for finishing last in a greyhound race. Homer Simpson and his son Bart, who are at the race track in hope of winning some money for Christmas presents, see this and decide to adopt the dog. Often neglected, Santa’s Little Helper, is charming, but poorly trained.

7 Odie is a yellow-furred, browneared wire-haired dachshund/ terrier mix who appears in the comic strip Garfield by Jim Davis. He has also appeared in the animated television and feature films. He has a large tongue and slobbers in his appearances. After October 1997, he began walking regularly on two feet, instead of all fours like Garfield. While certainly not the main star of the series, Odie has been a participant (sometimes willing, sometimes not), in many of Garfield’s hijinks. Though Garfield has usually gotten the better of his good and simple nature, on a number of occasions Odie has shown surprising ingenuity in getting revenge on Garfield.

8 The Ren a& Stimpy Show was a staple on Nickelodeon for many years beginning in 1990, Marland T.“Ren” Höek is a scrawny ‘asthma-hound chihuahua with a floppy body, donkey-like ears, neon-pink eyes with dark red pupils, red (or sometimes light brown) eyelids) and a fairly long, rat-like, pink tail who often calls Stimpy (a cat) an idiot (“eeeediot” to quote the character) and slaps him around, quite literally. He is vain, spiteful, hyperactive, abusive and he has a short fuse (especially with Stimpy). His lifelong ambition is to have huge pectoral muscles.

Riparian Rights vs. Littoral Rights. ... If the body of water is in movement, as a stream or river, the abutting owner is called a riparian owner. If the water is not flowing, as in the case of a pond, lake or ocean, the abutting owner is called a littoral owner. The word riparian literally means “riverbank.” Contributing Editor Tony Barbieri’s Legal View looks at these rights under Texas law. Contributing Editor Rose-Mary Rumbley’s Herstory looks at Tyler, Texas, so named because Tyler was the president when Texas came into the union. Interesting stories about the city and the president. Contributing Editor Angela O’Byrne’s Amazing Buildings looks at the Michigan Central Depot train station in Detroit, which is slated to be completely revitalized for the Ford Motor Company. Mike Ebbitt of Lee & Associates will offer an overview of the current economic and business environment and look at trends in the office marketplace.

We’ll continue our look at Sister Cities, this time focusing on San Antonio and presenting part 2 about Houston. In By The Numbers, we offer a statistical look at guns in Texas. Of course, we will have our affiliates’ news and events, the Wow Factor, Diversions, You Need to Know, Political Corner, You’re Going to Call Me What, In the Loop, Real Estate of the Future, our quarterly Contest and much MUCH more.

Scotland, a new game was invented. It was called ‘Gentlemen Only Ladies Forbidden’.... and thus, the word GOLF entered into the English language.

You may have seen the movie. You certainly know the lines from the movies. But can you match them together ? Send your entry (by email to editor@crestnetwork.com or fax to 817.924.7116) on or before March 22nd for a chance to win one of the prizes shown on page__or another valuable prize. (Answers will appear in our March/April 2019 issue.)

___ “You’re going to need a bigger boat.”

___ “You can’t handle the truth.”

___ “Keep your friends close, but your enemies closer.”

___ “They call me Mr. Tibbs.”

___ “Every time a bell rings, an angel gets his wings.”

___ “Elementary, my dear Watson”

___ “Alright, alright, alright.”

___ “Show me the money.”

___ “There’s no place like home.”

___ “May the Force be with you.”

___ “I’m going to make him an offer he can’t refuse.”

___ “Hasta la vista, baby.”

___ “Frankly, my dear, I don’t give a damn.”

January-February Contest

Instant Recognition (or no recognition at all)

___ “Look. It’s moving, it’s alive, it’s alive, it’s alive, it’s alive, IT’S ALIVE!”

___ “I could’ve had class. I could’ve been a contender. I could’ve been somebody.”

___ “You talkin’ to me?”

___ “That’s classified. If I tell you, I’ll have to kill you.”

___ “I’ll have what she’s having.”

___ “Go ahead. Make my day.”

___ “Mama says, ‘Stupid is as stupid does.’”

___ “Here’s looking at you, kid,” “Houston, we have a problem.”

___ “What we’ve got here is failure to communicate.”

___ “I am serious. And don’t call me Shirley.”

___ “Love means never having to say you’re sorry.”