12/9/13
Chart Porn Bubbleyistic or Intentional Inflationary Consequence of Global Monetary Currency War/Preservation of the Status Quo?
A comparison of Rhino Times articles with "Randall Kaplan" compared to the News & Record
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| http://www.archives.rhinotimes.com/ |
http://www.news-record.com/search/?t=article&d1=1+year+ago&q=randall+Kaplan
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Why would John Hammer not want to cover Roy's hotel competitor?
Why nothing critical or remotely investigative of the performing arts center, which Roy Carroll will make millions from?
I have personally provided the Rhino Times with multiple stories of corrupt practices in the last few months that John Hammer and Roy Carroll have declined to investigate or report.
I have found the Rhino Times to be worth its newsstand price.
12/8/13
How can a 180 room hotel create more than 3 times the economic impact of a 3,000 seat performing arts center?
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| http://www.greensboro-nc.gov/modules/showdocument.aspx?documentid=15365 |
Downtown Wyndham Hotel Economic Impact Math; $29.3 million
http://hartzman.blogspot.com/2013/12/downtown-wyndham-hotel-economic-impact.html
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Guess who was on the Economic Impact/Feasibility Committee for GPAC?
http://hartzman.blogspot.com/2012/03/from-greensboro-performing-arts-center.html
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From the GPAC crowd from the above link;
Reid Phillips, Co-Chair (Brooks, Pierce, McLendon, Humphrey & Leonard, LLP)
Randall Kaplan (Capsule Group)
Kathy Manning, Co-Chair
George House (Brooks, Pierce, McLendon, Humphrey & Leonard, LLP)
Henry Frye, Co-Chair (Brooks, Pierce, McLendon, Humphrey & Leonard LLP)
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John Cross (Brooks, Pierce, McLendon, Humphrey & Leonard, LLP)
Chair, Board of Adjustments, City of Greensboro (2003-2009)
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So Randy, Kathy and George support the legitimacy of a study that says a 180 room hotel is going to create more economic impact than the GPAC?
I wonder how Reid, Henry and John and some others at Brooks, Pierce feel about one of their own pulling some shit like this.
Doesn't Brooks, Pierce do business with the City of Greensboro?
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Representative Client List
City of Greensboro
http://www.brookspierce.com/about-clients.html
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Brooks Pierce Law Firm + Greensboro City = $72,909.64 PAYDAY
http://triadwatch.blogspot.com/2008/10/brooks-pierce-law-firm-greensboro-city.html
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Brooks Pierce law firm and in particular partner George House have their hands in a lot of matters that affect public policy in the city of Greensboro as outside counsel.
http://yesweeklyblog.blogspot.com/2011/09/law-firms-services-to-city-range-from.html
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Previously;
From a few emails I received late last night on the Wyndham deal etc..., and Sam Howe's LTE
http://hartzman.blogspot.com/2013/12/from-few-emails-i-recieved-late-last.html
If the Wyndham will be on top of the parking deck, won't it cost more to make the parking deck hold 8 stories of hotel?
http://hartzman.blogspot.com/2013/12/if-wyndham-will-be-on-top-of-parking.html
City of Greensboro Information Request; Downtown Hotel Incentive Grant II
http://hartzman.blogspot.com/2013/11/city-of-greensboro-information-request_18.html
City of Greensboro Downtown Hotel Info Request
http://hartzman.blogspot.com/2013/11/city-of-greensboro-downtown-hotel-info.html
Proposed legal theft of taxpayer money; "developers want $8 million in taxpayer money from City of Greensboro"
http://hartzman.blogspot.com/2013/11/proposed-legal-theft-of-taxpayer-money.html
City of Greensboro Information Request; Downtown Hotel Incentive Grant II
http://hartzman.blogspot.com/2013/11/city-of-greensboro-information-request_18.html
Kathy Manning, Randall Kaplan's wife, lobbying for a GPAC and their new hotel
http://hartzman.blogspot.com/2013/08/kathy-manning-randall-kaplans-wife.html
GPAC Toleo Foundation Donation Questions
http://hartzman.blogspot.com/2013/08/gpac-toleo-foundation-donation-questions.html
City of Greensboro Information Request; Downtown Hotel Incentive Grant
http://hartzman.blogspot.com/2013/11/city-of-greensboro-information-request.html
City Council Agenda Item 11; Investment Grant for a hotel and parking garage for the Elm Street Center Hotel, LLC.
http://hartzman.blogspot.com/2013/11/city-council-agenda-item-11-investment.html
Performing Arts Center: "[Notable]...Task Force Members"
http://hartzman.blogspot.com/2012/02/performing-arts-center-notabletask.html
George Hartzman to Guilford County's Commissioners in opposition to approving ARRA Recovery Zone Facility Bonds to finance a downtown hotel deal in 2011
http://hartzman.blogspot.com/2012/07/george-hartzman-to-guilford-countys.html
George Hartzman on the 2011 hotel deal and Crony Capitalism
http://hartzman.blogspot.com/2012/02/george-hartzman-on-hotel-deal-and-crony.html
Guilford County Commissioners Tell Randall Kaplan from Downtown Greensboro Hotel What They Think About Economic Incentive's in Future; 2011
http://hartzman.blogspot.com/2010/09/2-guilford-county-commissioners-tell.html
On the IMPLAN analysis tool used to gauge $29.3 million economic impact of the Wyndham hotel
"What Does Implan Do? What Don't We Do?;
We DO provide independent data for economic impact studies.
We DO provide software tools that help analysts of varying expertise levels conduct these studies.
We DO NOT conduct studies ourselves. This enables us to keep our data free from ulterior motives.
We DO NOT certify studies. This is our policy because we do not control or influence the assumptions that go into a study.
We DO NOT even see the vast majority of studies created using our data.
We DO encourage people to debate the assumptions behind studies done with IMPLAN data. We realize that differing assumptions lead to differing results.
We DO copyright protect the IMPLAN name. Most studies that use IMPLAN do not have permission to put our name on the study.
We DO provide a list of subject matter experts to help you understand studies better.
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What Happens When IMPLAN Data Is Misused?
When IMPLAN data is misused, studies can end up with unrealistic results. One example of this happened in 2012, when a presidential candidate’s campaign used IMPLAN data to study his tax proposal. Unfortunately, the candidate’s campaign and its analyst never stated their assumptions. This analyst made assumptions that led one media report to state that the report “falls well short of rigorous or independent economic analysis.”
When questioned, we told the media what we always do—that impact studies are only as strong as the assumptions as the analist put into that study. The fact that this campaign and its analyst declined to discuss their assumptions clearly called the results into question.
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Questions the Media Can Ask to Better Understand a Study
What data was used in this study? (If the data is from IMPLAN, we are happy to answer your questions about how it was created.)
Was the IMPLAN data customized? If so, how? Why?
What assumptions are behind this study? (i.e. What values did you enter into the IMPLAN system, Why those numbers?)
How many assumptions were made for this study? Is this enough information to create a thorough study?
Has anyone done a similar study with different results? If so, what assumptions were behind that study? How do these assumptions differ?
http://implan.com/index.php?option=com_content&view=article&id=867&Itemid=145
We DO provide independent data for economic impact studies.
We DO provide software tools that help analysts of varying expertise levels conduct these studies.
We DO NOT conduct studies ourselves. This enables us to keep our data free from ulterior motives.
We DO NOT certify studies. This is our policy because we do not control or influence the assumptions that go into a study.
We DO NOT even see the vast majority of studies created using our data.
We DO encourage people to debate the assumptions behind studies done with IMPLAN data. We realize that differing assumptions lead to differing results.
We DO copyright protect the IMPLAN name. Most studies that use IMPLAN do not have permission to put our name on the study.
We DO provide a list of subject matter experts to help you understand studies better.
.
.
What Happens When IMPLAN Data Is Misused?
When IMPLAN data is misused, studies can end up with unrealistic results. One example of this happened in 2012, when a presidential candidate’s campaign used IMPLAN data to study his tax proposal. Unfortunately, the candidate’s campaign and its analyst never stated their assumptions. This analyst made assumptions that led one media report to state that the report “falls well short of rigorous or independent economic analysis.”
When questioned, we told the media what we always do—that impact studies are only as strong as the assumptions as the analist put into that study. The fact that this campaign and its analyst declined to discuss their assumptions clearly called the results into question.
.
.
Questions the Media Can Ask to Better Understand a Study
What data was used in this study? (If the data is from IMPLAN, we are happy to answer your questions about how it was created.)
Was the IMPLAN data customized? If so, how? Why?
What assumptions are behind this study? (i.e. What values did you enter into the IMPLAN system, Why those numbers?)
How many assumptions were made for this study? Is this enough information to create a thorough study?
Has anyone done a similar study with different results? If so, what assumptions were behind that study? How do these assumptions differ?
http://implan.com/index.php?option=com_content&view=article&id=867&Itemid=145
Thoughts on the minimum wage
We currently have monetary inflation and low interest rates to stimulate the economy which apparently doesn't look like it worked. What I hope we get is deflation to fix the imposed imbalances, which will make minimum wage incomes worth more. The other option is continuing to print, which has been why the minimum wage is so low. If gas was 1$ again we wouldn't be harping about the minimum wage.
The downside to end the printing is higher interest rates and a severe recession in the short term, which we have avoided twice inside a decade with inflationary policies. Either way we have to hit bottom, clean out all the trash, and move on. The current path enriches the top at the expense of the bottom and old folks who were living on cd's.
The minimum wage purchasing power sucks from our elected leaders and the banks financing a trillion of government related debt per year with funny money, but it keeps them rich and in power. If they did the right thing, they would be defunded politically and removed from office. History says they will continue to debase for as long as they can, unless there is an uprising of an informed populous. We don't have an informed populous, so it's frog in a slowly heated up frying pan for us, unless something changes.
https://www.facebook.com/ghartzman/posts/10202366817319438?comment_id=67637527&offset=0&total_comments=11&ref=notif¬if_t=feed_comment
The downside to end the printing is higher interest rates and a severe recession in the short term, which we have avoided twice inside a decade with inflationary policies. Either way we have to hit bottom, clean out all the trash, and move on. The current path enriches the top at the expense of the bottom and old folks who were living on cd's.
The minimum wage purchasing power sucks from our elected leaders and the banks financing a trillion of government related debt per year with funny money, but it keeps them rich and in power. If they did the right thing, they would be defunded politically and removed from office. History says they will continue to debase for as long as they can, unless there is an uprising of an informed populous. We don't have an informed populous, so it's frog in a slowly heated up frying pan for us, unless something changes.
https://www.facebook.com/ghartzman/posts/10202366817319438?comment_id=67637527&offset=0&total_comments=11&ref=notif¬if_t=feed_comment
A discrepancy by reported interest costs for GPAC and projected interest for the Wyndham parking lot
The developers are saying the municipal financing for the hotel may cost about 5% or 5.3% in the following from their proposal;
This graph shows average interest rates for "GO", or general obligation bond over the last couple of years. The bonds the developers proposed, and what Greensboro's City Council voted for, are more risky than GO bonds, and therefore should have higher interest rates associated with financing;
On September 5, 2013, I received the following from the City of Greensboro on the expected costs of the GPAC debt, as interest rates had spiked, and received the original information from before rates rose;
"Hello Mr. Hartzman:
The 2 year variable interest cost during the GPAC construction phase is estimated at $340,000 to $350,000. Overall financing costs of the City’s $30M portion of the $60M GPAC project is estimated at $51M ($30M principal and $21M interest over 27 years at 4.5%), including the 2 year initial construction draw period at a variable rate.
Also, the City has created a website devoted to the GPAC which provides additional information. It can be accessed via the following link: http://www.greensboro-nc.gov/gpac"
Sincerely,
Public Information Desk
City of Greensboro
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0.5% more interest over 27 years (4.5 + 0.5 = 5%), means city taxpayers may be on the hook for another $2,076,787.32 or more at 5.3% in interest costs than the city is currently saying.
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PS, for there to be only a couple hundred thousand of expenses in years 26 to 50 for the parking deck with 8 floors of hotel above seems unrealistic.
Also looks like only $27,000,000 is being invested in the property, so the city would be giving Randall and friends about a third of the expected costs.
This graph shows average interest rates for "GO", or general obligation bond over the last couple of years. The bonds the developers proposed, and what Greensboro's City Council voted for, are more risky than GO bonds, and therefore should have higher interest rates associated with financing;
On September 5, 2013, I received the following from the City of Greensboro on the expected costs of the GPAC debt, as interest rates had spiked, and received the original information from before rates rose;
"Hello Mr. Hartzman:
The 2 year variable interest cost during the GPAC construction phase is estimated at $340,000 to $350,000. Overall financing costs of the City’s $30M portion of the $60M GPAC project is estimated at $51M ($30M principal and $21M interest over 27 years at 4.5%), including the 2 year initial construction draw period at a variable rate.
Also, the City has created a website devoted to the GPAC which provides additional information. It can be accessed via the following link: http://www.greensboro-nc.gov/gpac"
Sincerely,
Public Information Desk
City of Greensboro
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0.5% more interest over 27 years (4.5 + 0.5 = 5%), means city taxpayers may be on the hook for another $2,076,787.32 or more at 5.3% in interest costs than the city is currently saying.
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PS, for there to be only a couple hundred thousand of expenses in years 26 to 50 for the parking deck with 8 floors of hotel above seems unrealistic.
Also looks like only $27,000,000 is being invested in the property, so the city would be giving Randall and friends about a third of the expected costs.
Rhino Times Skip Alston Propaganda Piece; Roy Carroll must be proud
Alston Ends Speculation, Running For State Senate
http://www.rhinotimes.com/alston-ends-speculation%2c-running-for-state-senate.html#.UqSH6dEo6AJ
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No mention of the following;
When he was the real estate broker for Randall Kaplan for the Elm Street Center Hotel group a few years back while a commissioner.
Brenda Jones Fox's multiple issues involving Skip.
Trying to make $150,000 on the Bessemer Center Deal and threatening Nancy Vaughan and Abuzuater with the Simkins PAC endorsement.
Alston led fundraiser at Roy Carroll's illegal event space in Center Point with Robbie Perkins.
The Civil Rights museum bailout.
Yvonne Johnson, Skip Alston and Robbie's self dealing vote for Skip's $150,000; Simkins PAC and money for family members
http://hartzman.blogspot.com/2013/10/yvonne-johnson-skip-alston-and-robbies.html
GN&R's Allen Johnson on Skip Alston
http://hartzman.blogspot.com/2013/08/gn-allen-johnson-on-skip-alston.html
Self-dealing Skip Alston Style?
http://hartzman.blogspot.com/2013/06/self-dealing-skip-alston-style.html
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Skip can now count on the Rhino Times to convince readers he's a good guy.
Where was the Rhino's coverage of Randall Kaplan's hotel incentive?
Where is the Rhino's coverage of GPAC issues?
The Rhino covered Project Haystack, which would compete with Roy's properties directly south.
The Rhino Times has been compromised.
http://www.rhinotimes.com/alston-ends-speculation%2c-running-for-state-senate.html#.UqSH6dEo6AJ
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No mention of the following;
When he was the real estate broker for Randall Kaplan for the Elm Street Center Hotel group a few years back while a commissioner.
Brenda Jones Fox's multiple issues involving Skip.
Trying to make $150,000 on the Bessemer Center Deal and threatening Nancy Vaughan and Abuzuater with the Simkins PAC endorsement.
Alston led fundraiser at Roy Carroll's illegal event space in Center Point with Robbie Perkins.
The Civil Rights museum bailout.
Yvonne Johnson, Skip Alston and Robbie's self dealing vote for Skip's $150,000; Simkins PAC and money for family members
http://hartzman.blogspot.com/2013/10/yvonne-johnson-skip-alston-and-robbies.html
GN&R's Allen Johnson on Skip Alston
http://hartzman.blogspot.com/2013/08/gn-allen-johnson-on-skip-alston.html
Self-dealing Skip Alston Style?
http://hartzman.blogspot.com/2013/06/self-dealing-skip-alston-style.html
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Skip can now count on the Rhino Times to convince readers he's a good guy.
Where was the Rhino's coverage of Randall Kaplan's hotel incentive?
Where is the Rhino's coverage of GPAC issues?
The Rhino covered Project Haystack, which would compete with Roy's properties directly south.
The Rhino Times has been compromised.
12/7/13
From a few emails I recieved late last night on the Wyndham deal etc..., and Sam Howe's LTE
Sounds like Robbie and Zack worked "tirelessly for the benefit" of Randall Kaplan
"The Red Badge of Courage is a war novel by American author Stephen Crane (1871–1900). Taking place during the American Civil War, the story is about a young private of the Union Army, Henry Fleming, who flees from the field of battle. Overcome with shame, he longs for a wound—a "red badge of courage"—to counteract his cowardice. When his regiment once again faces the enemy, Henry acts as standard-bearer."
...Several of the themes that the story explores are maturation, heroism, cowardice, and the indifference of nature."
http://en.wikipedia.org/wiki/The_Red_Badge_of_Courage
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"Bestow the “Red Badge of Courage” award on employees that go the extra mile..."
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I'll take that as a compliment I think.
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From today's News & Record;
"For big tax dollars, hotel deal offers little
Headline: “Questions linger on hotel deal.” No kidding!
Consider the following: Is there anyone on the City Council qualified to assess the risk of hotel investment? If so, who? The city is to give away $8 million, or 16.6 percent of the total investment of the project, and the city will receive how much of the ownership in the project? Zero percent. What a great deal that is!
It is estimated by someone that the new hotel will generate $29 million in annual revenue. And where will this revenue come from? From existing hotels, of course, who are receiving no incentives from the city. Therefore, the city would favor one hotel group over others, which is totally unfair and morally corrupt.
It is the hotel investors’ job to assess the market and invest or not as they see fit.
The city is not in a position to assess this risk and should never be in the business of speculation with other people’s money, i.e., the taxpayers’."
Sam Howe
Greensboro
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Previously;
If the Wyndham will be on top of the parking deck, won't it cost more to make the parking deck hold 8 stories of hotel?
http://hartzman.blogspot.com/2013/12/if-wyndham-will-be-on-top-of-parking.html
City of Greensboro Information Request; Downtown Hotel Incentive Grant II
http://hartzman.blogspot.com/2013/11/city-of-greensboro-information-request_18.html
City of Greensboro Downtown Hotel Info Request
http://hartzman.blogspot.com/2013/11/city-of-greensboro-downtown-hotel-info.html
Proposed legal theft of taxpayer money; "developers want $8 million in taxpayer money from City of Greensboro"
http://hartzman.blogspot.com/2013/11/proposed-legal-theft-of-taxpayer-money.html
City of Greensboro Information Request; Downtown Hotel Incentive Grant II
http://hartzman.blogspot.com/2013/11/city-of-greensboro-information-request_18.html
Kathy Manning, Randall Kaplan's wife, lobbying for a GPAC and their new hotel
http://hartzman.blogspot.com/2013/08/kathy-manning-randall-kaplans-wife.html
GPAC Toleo Foundation Donation Questions
http://hartzman.blogspot.com/2013/08/gpac-toleo-foundation-donation-questions.html
City of Greensboro Information Request; Downtown Hotel Incentive Grant
http://hartzman.blogspot.com/2013/11/city-of-greensboro-information-request.html
City Council Agenda Item 11; Investment Grant for a hotel and parking garage for the Elm Street Center Hotel, LLC.
http://hartzman.blogspot.com/2013/11/city-council-agenda-item-11-investment.html
Performing Arts Center: "[Notable]...Task Force Members"
http://hartzman.blogspot.com/2012/02/performing-arts-center-notabletask.html
George Hartzman to Guilford County's Commissioners in opposition to approving ARRA Recovery Zone Facility Bonds to finance a downtown hotel deal in 2011
http://hartzman.blogspot.com/2012/07/george-hartzman-to-guilford-countys.html
George Hartzman on the 2011 hotel deal and Crony Capitalism
http://hartzman.blogspot.com/2012/02/george-hartzman-on-hotel-deal-and-crony.html
Guilford County Commissioners Tell Randall Kaplan from Downtown Greensboro Hotel What They Think About Economic Incentive's in Future; 2011
http://hartzman.blogspot.com/2010/09/2-guilford-county-commissioners-tell.html
"Changes to City [of Greensboro] Leadership Team Announced" with an Andy Scott linkfest
"Posted Date: 12/6/2013 3:30 PM
...Among the moves is the transition of Andy Scott from the City Manager’s Office into the Economic Development and Business Support (EDBS) Office ahead of his scheduled retirement from the City in 2014.
...Scott, who is set to retire in October 2014, has served as an assistant city manager for economic development services since 2010. Prior to that, he was the director of the former Housing and Community Development Department from 1993-2010. Scott’s city manager position will not be replaced after his retirement.
Deputy City Manager Jim Westmoreland, who previously served as assistant city manager for economic development services from 2008-2009, will assume Scott’s duties..."
http://www.greensboro-nc.gov/index.aspx?recordid=4973&page=36
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Mike Solomon, Andy Scott, Robbie Perkins, correlation and an information request
http://hartzman.blogspot.com/2013/11/mike-solomonandy-scott-robbie-perkins.html
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City of Greensboro Downtown Hotel Info Request
http://hartzman.blogspot.com/2013/11/city-of-greensboro-downtown-hotel-info.html
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Proposed legal theft of taxpayer money; "developers want $8 million in taxpayer money from City of Greensboro"
http://hartzman.blogspot.com/2013/11/proposed-legal-theft-of-taxpayer-money.html
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Tuesday's Council Agenda with Attachments and a few interesting tidbits
http://hartzman.blogspot.com/2013/10/tuesdays-council-agenda-with.html
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I beleive Greensboro's City Council voted to benefit a crony at the expense of other local, smaller businesses.
http://hartzman.blogspot.com/2013/09/i-beleive-greensboros-city-council.html
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City of Greensboro's Andy Scott on the Bessemer Shopping Center sale to the Renaissance Center Group
http://hartzman.blogspot.com/2013/06/city-of-greensboros-andy-scott-on.html
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"Carroll seeks $4M from Greensboro for shovel-ready site"
http://hartzman.blogspot.com/2012/03/carroll-seeks-4m-from-greensboro-for.html
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On Joe Killian's 2010 Downtown Hotel story in the Greensboro News & Record
http://hartzman.blogspot.com/2010/07/on-joe-killian-downtown-hotel-story-in.html
...Among the moves is the transition of Andy Scott from the City Manager’s Office into the Economic Development and Business Support (EDBS) Office ahead of his scheduled retirement from the City in 2014.
...Scott, who is set to retire in October 2014, has served as an assistant city manager for economic development services since 2010. Prior to that, he was the director of the former Housing and Community Development Department from 1993-2010. Scott’s city manager position will not be replaced after his retirement.
Deputy City Manager Jim Westmoreland, who previously served as assistant city manager for economic development services from 2008-2009, will assume Scott’s duties..."
http://www.greensboro-nc.gov/index.aspx?recordid=4973&page=36
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Mike Solomon, Andy Scott, Robbie Perkins, correlation and an information request
http://hartzman.blogspot.com/2013/11/mike-solomonandy-scott-robbie-perkins.html
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City of Greensboro Downtown Hotel Info Request
http://hartzman.blogspot.com/2013/11/city-of-greensboro-downtown-hotel-info.html
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Proposed legal theft of taxpayer money; "developers want $8 million in taxpayer money from City of Greensboro"
http://hartzman.blogspot.com/2013/11/proposed-legal-theft-of-taxpayer-money.html
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.
Tuesday's Council Agenda with Attachments and a few interesting tidbits
http://hartzman.blogspot.com/2013/10/tuesdays-council-agenda-with.html
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.
I beleive Greensboro's City Council voted to benefit a crony at the expense of other local, smaller businesses.
http://hartzman.blogspot.com/2013/09/i-beleive-greensboros-city-council.html
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City of Greensboro's Andy Scott on the Bessemer Shopping Center sale to the Renaissance Center Group
http://hartzman.blogspot.com/2013/06/city-of-greensboros-andy-scott-on.html
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"Carroll seeks $4M from Greensboro for shovel-ready site"
http://hartzman.blogspot.com/2012/03/carroll-seeks-4m-from-greensboro-for.html
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On Joe Killian's 2010 Downtown Hotel story in the Greensboro News & Record
http://hartzman.blogspot.com/2010/07/on-joe-killian-downtown-hotel-story-in.html
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