2021-2022 Final Assessment Roll
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Before the Arkansas Public Service Commission in The
APSC FILED Time: 4/24/2015 1:59:53 PM: Recvd 4/24/2015 1:58:58 PM: Docket 15-015-U-Doc. 56 BEFORE THE ARKANSAS PUBLIC SERVICE COMMISSION IN THE MATTER OF THE APPLICATION ) OF ENTERGY ARKANSAS, INC. FOR ) DOCKET NO. 15-015-U APPROVAL OF CHANGES IN RATES FOR ) RETAIL ELECTRIC SERVICE ) DIRECT TESTIMONY OF ELLEN LAPSON PRINCIPAL, LAPSON ADVISORY ON BEHALF OF ENTERGY ARKANSAS, INC. APRIL 24, 2015 1 Entergy Arkansas,APSC FILEDInc. Time: 4/24/2015 1:59:53 PM: Recvd 4/24/2015 1:58:58 PM: Docket 15-015-U-Doc. 56 Direct Testimony of Ellen Lapson Docket No. 15-015-U 1 I. INTRODUCTION AND BACKGROUND 2 Q. PLEASE STATE YOUR NAME, OCCUPATION, AND BUSINESS 3 ADDRESS. 4 A. My name is Ellen Lapson, and I am the founder and Principal with Lapson 5 Advisory. My business address is 370 Riverside Drive, New York, New 6 York 10025. 7 8 Q. ON WHOSE BEHALF ARE YOU TESTIFYING? 9 A. I am providing this direct testimony to the Arkansas Public Service 10 Commission (“APSC” or the “Commission”) on behalf of Entergy 11 Arkansas, Inc. (“EAI” or the “Company”). 12 13 Q. BRIEFLY DESCRIBE YOUR EDUCATIONAL AND PROFESSIONAL 14 BACKGROUND. 15 A. I graduated from Barnard College in 1969 earning a Bachelor of Arts 16 degree in English. I earned a Masters degree in Business Administration 17 with a concentration in Accounting from New York University’s Stern 18 School of Business in 1975. In 1978 I qualified as a Chartered Financial 19 Analyst (“CFA”), and I am a member of the CFA Institute. -
Leseprobe 9783791384900.Pdf
NYC Walks — Guide to New Architecture JOHN HILL PHOTOGRAPHY BY PAVEL BENDOV Prestel Munich — London — New York BRONX 7 Columbia University and Barnard College 6 Columbus Circle QUEENS to Lincoln Center 5 57th Street, 10 River to River East River MANHATTAN by Ferry 3 High Line and Its Environs 4 Bowery Changing 2 West Side Living 8 Brooklyn 9 1 Bridge Park Car-free G Train Tour Lower Manhattan of Brooklyn BROOKLYN Contents 16 Introduction 21 1. Car-free Lower Manhattan 49 2. West Side Living 69 3. High Line and Its Environs 91 4. Bowery Changing 109 5. 57th Street, River to River QUEENS 125 6. Columbus Circle to Lincoln Center 143 7. Columbia University and Barnard College 161 8. Brooklyn Bridge Park 177 9. G Train Tour of Brooklyn 195 10. East River by Ferry 211 20 More Places to See 217 Acknowledgments BROOKLYN 2 West Side Living 2.75 MILES / 4.4 KM This tour starts at the southwest corner of Leonard and Church Streets in Tribeca and ends in the West Village overlooking a remnant of the elevated railway that was transformed into the High Line. Early last century, industrial piers stretched up the Hudson River from the Battery to the Upper West Side. Most respectable New Yorkers shied away from the working waterfront and therefore lived toward the middle of the island. But in today’s postindustrial Manhattan, the West Side is a highly desirable—and expensive— place, home to residential developments catering to the well-to-do who want to live close to the waterfront and its now recreational piers. -
Before the Public Service Commission of South
ELECTRONICALLY BEFORE THE PUBLIC SERVICE COMMISSION OF SOUTH CAROLINA FILED - 2018 August 2 5:12 DIRECT TESTIMONY OF PM ELLEN LAPSON - SCPSC ON BEHALF OF SOUTH CAROLINA ELECTRIC & GAS COMPANY - Docket DOCKET NO. 2017-370-E # 2017-370-E - Page 1 of 81 DOCKET NO. 2017-370-E ELLEN LAPSON Page 1 of 44 ELECTRONICALLY TABLE OF CONTENTS FILED I. SCE&G’S CURRENT FINANCIAL CONDITION .............................................. 7 - A. Background ............................................................................................................... 7 2018 B. Impact in the Financial Market ............................................................................ 12 August II. RISKS TO SCE&G CUSTOMERS ...................................................................... 27 2 5:12 III. BENEFITS OF PROPOSED BUSINESS COMBINATION WITH DOMINION PM ENERGY .................................................................................................................. 30 - SCPSC IV. ANALYSIS OF OTHER ALTERNATIVES ........................................................ 39 V. RECOMMENDATION AND CONCLUSIONS .................................................. 44 - Docket # 2017-370-E - Page 2 of 81 DOCKET NO. 2017-370-E ELLEN LAPSON Page 2 of 44 ELECTRONICALLY 1 Q. PLEASE STATE YOUR NAME AND BUSINESS ADDRESS. 2 A. My name is Ellen Lapson and my business address is 370 Riverside Drive, FILED 3 New York, New York 10025. - 4 Q. BY WHOM ARE YOU EMPLOYED AND IN WHAT CAPACITY? 2018 5 A. I am the founder and principal of Lapson Advisory, a private company that August 6 is a division of Trade Resources Analytics, LLC. 2 5:12 7 Q. PLEASE DESCRIBE YOUR EDUCATIONAL AND PROFESSIONAL PM 8 QUALIFICATIONS. - SCPSC 9 A. After graduating from Barnard College of Columbia University in 1969 with 10 a Bachelor of Arts degree, I earned a Master’s degree in Business Administration - Docket 11 from New York University’s Stern School of Business in Accounting with a minor # 12 concentration in Finance. -
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THE CITYREALTY YEAR-END REPORT DECEMBER 2019 DECEMBER 2019 2019 Manhattan Year-End Market Report CityRealty is the website for NYC real estate, providing high-quality listings and tailored agent matching for prospective apartment buyers, as well as in-depth analysis of the New York real estate market. 1 THE CITYREALTY YEAR-END REPORT DECEMBER 2019 Summary Following escalating prices during the first half of the decade, Manhattan residential real estate remained flat in 2019, with condos showing slight gains in average pricing and a modest decline in sales volume. For the overall Manhattan residential market CityRealty analyzed, consisting of condos, co-ops, and condops south of 96th Street on the East Side and south of 110th Street on the West Side; approximately 10,400 residential units are expected to close in 2019, down from 10,531 in 2018. There was a small increase in the average price paid for an apartment in 2019, rising from $2.07 million to $2.12 million. The median price of all apartments also rose slightly from $1.18 million to $1.2 million this year. Largely due to big-ticket purchases near the southern end of Central Park, most notably at 220 Central Park South, total residential sales of units sold for more than $10 million are projected to reach $4.60 billion by the end of 2019, up from $4.23 billion in 2018. Average Sales Price 2018: $2.07 million CONDOS AND CO-OPS 2019: $2.12 million 2018 2019 Condo Condo AVERAGE SALES PRICE AVERAGE SALES PRICE $2.96M $3.07M Co-op Co-op AVERAGE SALES PRICE AVERAGE SALES PRICE $1.38M $1.33M The average price of a condo in 2019 was $3.07 million, up from $2.96 million in 2018 The average price paid for a co-op was $1.33 million, down from $1.38 million in the year prior. -
Analysis and Recommendation of Energy Efficiency Upgrades in New York City’S Upper West Side
Analysis and Recommendation of Energy Efficiency Upgrades in New York City’s Upper West Side: A comprehensive guide for residential Upper West Side cooperative buildings Prepared for Better Buildings New York Nicholas Corsetti, Emily Martin, Adam Rigel, Xiao Shao, Azhar Zaheer Nicholas School of the Environment Master’s Project Advisor – Dean William L. Chameides Spring 2012 Analysis and Recommendation of Energy Efficiency Upgrades in New York City’s Upper West Side 1 Acknowledgments This report was written for Better Buildings New York (BBNY), an all-volunteer, non-profit organization in New York City. Their mission is to, “Lead the effort to preserve, strengthen, and grow thriving communities by improving our buildings. Our work changes lives, improves neighborhoods, and makes New York always feel like home. We provide a strong voice for New Yorkers who support our working neighbors, demand that New York reduce its environmental impact, and recognize that big buildings require big planning.” More information about BBNY can be found at http://www.betterbuildingsny.org/about.php. This report served as the 2011-2012 Master’s Project for the five authors, who are all second-year Master of Environmental Management students at the Nicholas School of the Environment at Duke University. More information about the authors can be found at http://sites.duke.edu/bbnypolicymakerefficiencyguide/bios/. Please see the website below for the authors’ Master’s Project website, which provides an overview of this report. http://sites.duke.edu/bbnypolicymakerefficiencyguide/ The authors would like to thank the following individuals for their expertise, advice, and contribution to the report: Dean William L. -
N 170298 Hkm-Morningside Heights Historic District
CITY PLANNING COMMISSION April 26, 2017 / Calendar No. 20 N 170298 HKM IN THE MATTER OF a communication dated March 3, 2017 from the Executive Director of the Landmarks Preservation Commission regarding the Morningside Heights Historic District designated by the Landmarks Preservation Commission on February 21, 2017 (Designation List 495/LP-2584), which consists of the properties bounded by a line beginning on the eastern curbline of Riverside Drive at a point on a line extending westerly from the southern property line of 362 Riverside Drive (aka 362-366 Riverside Drive; 318 West 109th Street), extending northerly along the eastern curbline of Riverside Drive to the southern curbline of West 119th Street, easterly along the southern curbline of West 119th Street to the western curbline of Claremont Avenue, southerly along the western curbline of Claremont Avenue continuing southerly to the southern curbline of West 116th Street, easterly along the southern curbline of West 116th Street to the western curbline of Broadway, southerly along the western curbline of Broadway to a point on a line extending easterly from the southern property line of 600 West 116th Street (aka 2951-2959 Broadway), westerly along said line and the southern property lines of 600 West 116th Street (aka 2951-2959 Broadway), 606 West 116th Street (aka 602-606 West 116th Street), 610 West 116th Street (aka 608-610 West 116th Street), 612 West 116th Street and part of the southern property line of 616 West 116th Street (aka 614- 618 West 116th Street), southerly along -
'Little Terrors'
Don DeLillo’s Promiscuous Fictions: The Adulterous Triangle of Sex, Space, and Language Diana Marie Jenkins A thesis submitted in fulfilment of the requirements for the degree of Doctor of Philosophy The School of English University of NSW, December 2005 This thesis is dedicated to the loving memory of a wonderful grandfather, and a beautiful niece. I wish they were here to see me finish what both saw me start. Contents Acknowledgements 1 Introduction 2 Chapter One 26 The Space of the Hotel/Motel Room Chapter Two 81 Described Space and Sexual Transgression Chapter Three 124 The Reciprocal Space of the Journey and the Image Chapter Four 171 The Space of the Secret Conclusion 232 Reference List 238 Abstract This thesis takes up J. G. Ballard’s contention, that ‘the act of intercourse is now always a model for something else,’ to show that Don DeLillo uses a particular sexual, cultural economy of adultery, understood in its many loaded cultural and literary contexts, as a model for semantic reproduction. I contend that DeLillo’s fiction evinces a promiscuous model of language that structurally reflects the myth of the adulterous triangle. The thesis makes a significant intervention into DeLillo scholarship by challenging Paul Maltby’s suggestion that DeLillo’s linguistic model is Romantic and pure. My analysis of the narrative operations of adultery in his work reveals the alternative promiscuous model. I discuss ten DeLillo novels and one play – Americana, Players, The Names, White Noise, Libra, Mao II, Underworld, the play Valparaiso, The Body Artist, Cosmopolis, and the pseudonymous Amazons – that feature adultery narratives. -
IN the UNITED.Tif
Exhibit A Exhibit A Rule 2002 Service List Description of Party Notice Party Address1 Address2 Address3 City State Zip Office of the United States Trustee Office of the United States Trustee Frank J. Perch III 844 King Street Suite 2207 Wilmington DE 19801 Federal Energy Regulatory Commission Federal Energy Regulatory Commission Attn: Cynthia A. Marlette 888 First Street NE Washington DC 20246 Montana Public Service Commission Montana Public Service Commission Rob Rowe, Chairman 1701 Prospect Avenue Helena MT 59620-2601 South Dakota Public Service Commission South Dakota Public Utilities Commission Pam Bonrud, Executive Director Capitol Building, 1st Floor 500 East Capitol Avenue Pierre SD 57501-5070 Nebraska Public Service Commission Nebraska Public Service Commission Anne C. Boyle, Chairwoman 1200 N. Street, Suite 300 Lincoln NE 68508 Securities and Exchange Commission Securities and Exchange Commission Attn: David Lynn, Chief Counsel 450 Fifth Street Washington DC 20549 Timothy R. Pohl, Esq. Attorney for DIP Lenders Skadden Arps Samuel Ory, Esq. 333 West Wacker Drive Chicago IL 60606 Jesse Austin, Esq. Attorney for Debtor Paul, Hastings, Janofsky & Walker, LLP Karol Denniston, Esq. 600 Peachtree Road NE Atlanta GA 30308 Scott D. Cousins, Esq. Victoria W. Counihan, Esq. Local Counsel Greenberg Traurig LLP William E. Chipman, Jr., Esq. The Brandywine Building 1000 West Street Suite 1540 Wilmington DE 19801 Cayman Islands Branch/Syndicated Primary Lender and Agent for Finance Group Pre-petition Lenders Credit Suisse First Boston Secured Term Loan Credit Facility Attn: Rob Loh 11 Madison Avenue 21st Floor New York NY 10010 DIP Lender Bank One, NA DIP Lender Attn: Andrew D. -
February 18, 2015 New York Observer
If you are a surgeon in the market for That is, unless, you’d prefer to slip over a Tribeca penthouse, and you have any your footwear the stretchy blue numbers intention on your next house-hunting the brokers keep on hand in the foyer of jaunt of stopping by the Steven Harris- the four-bedroom condo for buyers com- designed, 4,229-square-foot duplex at 7 ing in from the snowy streets. Harrison Street currently on the market But the penthouse does not evince with Leonard Steinberg and Herve Sen- anything that you might reasonably call equier, of Urban Compass, for $25 mil- egalitarian spirit, and we see no reason lion, you’d be well advised to bring along to share booties if it can be avoided, even a pair of your very own surgical booties. if the buyer pool is rarefied indeed. And the place does warrant the use of prover- Downstairs, where the bedrooms bial kid gloves. are arrayed, things are warm and sub- The upper level, which occupies the dued. Unobtrusive white moldings line entirety of the eighth floor—an addition- the ceilings and the views are of snowy al lofted three feet above what was until neighborhood rooftops, water towers recently the roof of a seven-story build- and fire escapes. The division in mood ing—opens onto a contiguous U-shaped is a studied one, Mr. Steinberg said. Still, space that flows from north living room he noted, the seventh floor has only one into a formal dining accommodation and other unit, which has been reserved in on to a second, south-facing living room the event that the ultimate buyer wants that bleeds into the kitchen. -
New York: the Ultimate Skyscraper Laboratory
Tall Building Locations in New York City Tall Buildings in Numbers The recent skyscraper boom has been characterized by an increase in luxury residential construction, an increase in slenderness aspect ratios, and substantial construction in new locations away from Lower and Midtown Manhattan, in areas once considered “fringe,” such as Brooklyn, Queens and Jersey City. The research below examines the function and location of tall New York: The Ultimate Skyscraper Laboratory buildings over 100 meters, recently completed or under construction,3 in the New York City region4, with supertall buildings represented by larger dots. When construction of 111 West 3 4 57th Street (438 m) completes A timeline of skyscraper completions in New York uncannily Study of 100 m+ buildings in the New York City regionQueens – 20 in 2018, it will challenge the (2%) resembles the boom and bust cycles of the United States in QueensJersey – 20 City – 21 VIA 57 WEST (142 m), planned boundaries of engineering with Jersey City – 21 (2%) (3%) Bronx – 10 for completion in 2015, is a a width-to-height ratio of almost Upon completion in the 20th and early 21st centuries. The most active year was Hotel – 52 Other – 8 (3%) Brooklyn – 33 Bronx – 10 (1%) housing project designed as a 1:25, using 15,000 PSI concrete 2015, 432 Park Avenue hybrid between the European (426 m) will become the Hotel – 52 (6%)Other – 8 (1%) Brooklyn – 33 (4%) (1%) and a pendulum damper to 1931, when the fi nal excesses of the Roaring ‘20s were thrown perimeter block and a world’s tallest residential (6%) (1%) (4%) achieve this feat. -
New Re:Construction Installation Comes to Historic Chase Manhattan Plaza
FOR IMMEDIATE RELEASE CONTACT: Nicole Kolinsky, [email protected], 212-835-2763 New Re:Construction Installation Comes to Historic Chase Manhattan Plaza – Alliance for Downtown New York Announces Latest Re:Construction Installation Featuring “Around the Corner”– Around the Corner by Greg Lamarche New York, NY (June 15, 2012) — While the renowned Chase Manhattan Plaza undergoes a facelift this year, the Downtown Alliance’s latest Re:Constuction project can now be viewed around the entire historic plaza. This new installation, Around the Corner by artist Greg Lamarche, is located along the perimeter of One Chase Manhattan Bank. “Now residents, workers and visitors around Chase Manhattan Plaza can enjoy Greg Lamarche’s wonderful new addition to our program recasting construction sites as canvases for innovative public art and architecture,” said Elizabeth H. Berger, President of the Downtown Alliance. “Re:Construction is an opportunity for government, artists, curators, property owners and business people to work together to make something beautiful. It’s a win-win for everyone.” Inspired by the dynamism of his native New York City and its culture, Greg Lamarche’s collages combine the city’s relentless rhythm and a dynamic use of color and strong geometric forms that interpret the power, elegance and rebelliousness of urban creativity. This installation is on Pine, Nassau, and Williams streets and the best views of the project can be seen on Pine and Nassau streets. Additional photos can be viewed at http://dwn.twn.tc/s. Lisa Shimamura of Colab Projects served as curator and consultant for this newest installation. “Shapes inspired by block letters are repeated to form a complex graphic skyline of color,” Lamarche said of Around the Corner. -
Luxuryletter January 2013
LUXURYLETTER JANUARY 2013 ARTIST’S RENDERING 150 CHARLES STREET ( ) This advertisement is not an offering. It is a solicitation of interest in the advertised property. No offering of the advertised units can be made and no deposits can be accepted, or reservations, biding or non-binding, can be made until an offering plan is filed with the New York State Department of Law. Sponsor: 150 Charles Street Holdings, LLC, 130 East 59th Street, 15th Floor, New York, NY 10022. This advertisement is made pursuant to Cooperative Policy Statement No.1, issued by the New York State Department of Law. File No CP12-0023. 2013: THE YEAR OF NEW CONSTRUCTION As 2012 draws to a close with a shortage of inventory of high quality apartments, especially Downtown, 2013 promises to be THE YEAR OF NEW CONSTRUCTION in the Manhattan real estate market. A flurry of new buildings are heading our way, including the highly anticipated, once-in-a-lifetime West Village building, 150 Charles Street. This remarkable building designed by Cook + Fox with interior architecture by Allan Wanzenberg will house 91 units with an unprecedented variation of floor plans and styles of apartments, including many with private terraces, offering the ultimate Village experience with a comprehensive list of amenities including a 75-foot swimming pool and a parking garage. With over 40,000sf of landscaped terraces, delivered fully planted, this building delivers a checklist of ‘buyer dreams’ that will indeed make it a collector item in the West Village. 150 Charles Street’s proximity to the Hudson River Park and the Greenwich Village community of tree-lined cobbled streets, quaint restaurants and exclusive boutiques makes it the most desirable building in decades.