text: Ticket prices are topping out at $9,999 on resale sites for the Yankees September 7 game against the Royals, which will feature a pregame send-off to the retiring Derek Jeter (Post, July 20).Demand for the tickets flew off the charts after the Yankees announced Friday that the ceremony would be that day, and as of Sunday there were no face-value tickets available on the Yankees website."It's a dramatic spike," said Chris Matcovich, of the ticket-resale market aggregator TiqIQ in the NY Post. "The last time we saw an increase like this was when Jeter announced his retirement. We don't see huge superstars like him retire often, so it is unusual," he added.Even the cheapest bleacher seats saw a jump from $16 face-value to $200 on resale sites on Sunday. Though fans are upset with the hike in prices, the New York Yankees remain steadfast that they had no hand in the raised ticket prices."The New York Yankees have not, did not, and will not raise any ticket prices for the game to be played in Yankee Stadium on September 7, or for that matter, any other game to be played at Yankee Stadium this season," the Yankees said in the wake of the NY Post article (Daily News, July 20).


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"Pleased very good"
"Thanks jan"
"Ginger is such a lovely girl we have come home to a house that you would never have know anyone had ..."
"Sarah was great and would highly recommend her."
"Wonderful yet again! Our two cats came home very happy from their stay with Suchi for a second..."
"Teneille was really good with messi i will bring him back the next time for sure"
"Amanda is amazing! Frankie absolutely loves her and her baby playful and happy go lucky terrier,..."
"Skye was a fantastic pet sitter. Both dogs were well looked after and we loved the photos Skye sent ..."
"Gabrielle is wonderful and my dog Ruby adores her."
"My dogs were so happy and well looked after! Will definitely be using Joanne's services again ????"
Pet sitting in Mount Cotton . Pet boarding alternative to kennels in Mount Cotton . Find a trusted pet sitter in Mount Cotton . We verify our pet sitters and the stay of your dog or cat is insured.

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Toronto: A24 picks up 'Under the Skin' with Scarlett Johansson and 'Locke' with Tom Hardy
The funny thing about Jonathan Glazer's "Under the Skin" is that we pretty much called it. Okay, not in print, but Greg Ellwood and I were talking to A24 publicity at the Telluride Film Festival last week and he put it bluntly: "So, you'll be picking up 'Under the Skin,'" he said. "It's an A24 film if there ever was one." And so it is.
I'm glad A24 is out there grabbing titles like this, films that challenge even in the indie vein and might not be attractive buys in the current market for the companies that might have grabbed them in the past. And mostly, I'm just excited I'll definitely be able to see Glazer's latest, which I kept missing at Telluride and again missed at an LA screening after the fest (it's been playing Toronto this week).
Greg called the film a "near-masterpiece" at Telluride, noting that "Glazer has created a conversation piece that will be talked about long after the blockbusters of this year and next have come and gone." He gave high marks to Scarlett Johansson for her performance as well. Guy, meanwhile, called it "the riskiest, most extravagantly sensual and image-fuelled film in Competition at Venice."
I'm mostly just happy Glazer has finally made another film (and told him as much when I met him briefly up in Colorado last week). It's been far too long since "Birth" and that film, combined with "Sexy Beast," showed a filmmaker with a strong, definitive voice. That voice appears to be concentrated all the more in "Under the Skin."
And by the way, this was A24's second pick-up of the early fall festival circuit. They also nabbed "Locke," the Tom Hardy-starrer which premiered to a warm reception in Venice. Guy will chime in with thoughts on that eventually.
The Toronto Film Festival forges on. I was dismayed to read a lot of lack-luster takes on "August: Osage County" last night. Apparently that trailer was cause to worry after all. But I'll judge for myself when I finally see it. I did, however, catch "Dallas Buyers Club," which is sensational. Thoughts on that in due time.


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The post Why Wyoming? appeared first on Goosewing Ranch.]]>
Wyoming has a low population, clocking in at just over 580,000 people (as of 2014), but the national parks draw a big crowd to Jackson and the Greater Yellowstone area. Yellowstone alone entices about 4 million people per year; the heaviest concentration falls between May and September.
Just recently the Wyoming Office of Tourism launched a new slogan, "That's WY." Focused on bringing up tourism percentages, the slogan highlights all the beautiful, rugged, and wild things Wyoming has to offer.
@roundtheworldgirl takeover 5/5: The Tetons are one of the youngest and most rugged mountain ranges in North America. If you haven't gotten to explore this climbing mecca, it's definitely worth adding it to your list! Big thanks to @eddiebauer for letting me share a few of my favorite images from spring mountaineering trips. It's been a pleasure! PC: @backcountry13 #liveyouradventure #ebcontributor
Brian Ganther, the group creative director at BVK—the Milwaukee ad agency that created the campaign—says, "Wyoming takes Western culture and kicks it up a notch… You aren't going there for an urban experience, although there is a growing amount of good food, music and culture."
#GreatOutdoorsMonth #MountianBiking #Vedauwoo #ThatsWY
A photo posted by Wyoming Tourism (@visitwyoming) on
The hashtag has come alive on Twitter and Instagram, with a steady stream of pictures posted online that showcase the adventurous side of Wyoming. Whatever image comes into someone's head about Wyoming, this new campaign is solidifying a positive perception.
Riding the range in central Wyoming. #Cowboys #ThatsWY pic.twitter.com/yPgkPv6TOP
— Jason B. Whitman (@JasonBWhitman) June 14, 2016
Goosewing Ranch, located northeast of Jackson Hole, provides a perfect slice of Wyoming that is hard to replicate, and not often seen by visitors of the area.
We love how green everything gets in the #spring and #summer! 🍃🌺🌳🌾 #jacksonwy #jacksonhole #jacksonwyoming #wyoming #wildwest #grosventre #duderanch #guestranch #ranch #horses #valley #mountains #landscape #nature #beauty
A photo posted by Goosewing Ranch (@goosewingranchwyo) on
Aside from being close to Yellowstone and Grand Teton National Parks, the ranch sits on the Bridger Teton National Forest and is the perfect entry point into the Gros Ventre Wilderness. (True to its name, the wilderness has remained untouched by all motorized vehicles – accessible only by foot or horseback.)
So if you ask us why you should pick Wyoming, or why you should pick Jackson Hole as your vacation destination, just take a look at this piece of country that is still truly wild. Not many people get to experience our isolated paradise. That's why.
The post Why Wyoming? appeared first on Goosewing Ranch.]]>
The post Dude Ranch Family Reunion appeared first on Goosewing Ranch.]]>
Our ranch—with 11 cabins of varying sizes and maximum capacity of 35 people—is the perfect place for your family reunion. Whether your family is 4 people or 20, you will enjoy cabins that are within easy walking distance to visit your loved ones.
Goosewing Ranch is remote: an hour from the nearest town, with only one road in and out, nestled in the Gros Ventre River Valley. We are surrounded by natural, untouched beauty.
Our all-inclusive packages remove the stress from the family members trying to plan the reunion. The lodging is cozy and clean, we provide three delicious meals a day (plus snacks), and all ranch activities are included. We take the worrying out of your vacation—the only major decision your family has to make is which activities they want to do the next day.
Celebrate with Goosewing, where there's something everyone can enjoy. Tour the area, with scenic views of the Tetons and other impressive landmarks; enjoy a family trail ride all together with knowledgeable wranglers; go explore the lakes and roads off the ranch in the UTVs provided at each cabin; try your hand at fly fishing, either taking a rod out on your own or taking a lesson on our stock pond; hone your aim and competitive nature (or simply have fun) with skeet shooting, archery, target shooting, and hatchet throwing.
We encourage guests to disconnect from their hectic lives and reconnect with each other. It's easy to build memories that will last a lifetime when you can truly step away from your phone, tablet, and computer. Focus on the people who are most important in your life: your family.
The post Dude Ranch Family Reunion appeared first on Goosewing Ranch.]]>
The post Horseback Riding Vacations in Jackson Hole, Wyoming appeared first on Goosewing Ranch.]]>
Ever dream of being a cowboy or cowgirl, but couldn't seem to swing it in the city (or suburbs) where you grew up? Here is your chance to test it out with an all-inclusive vacation to Goosewing Ranch in Jackson Hole, Wyoming! We feature three to seven nights deep in the beautiful Gros Ventre wilderness only accessible by horseback—just like in the old days.
How it works:
You will arrive on the ranch, check in, and then head down to the tack room to meet your horse for the week. Having your own horse lets you become comfortable with your mount and develop a bond that will have you saying "Remember Josh? He was a great horse," for years to come.
From beginners to experienced, we have a horse for everyone. This wide variety ensures guests can enjoy all aspects of riding, both on the trails and in the arena, as well as feeling safe and secure with their horse partner. Plus, our kid horses take their job very seriously—the quintessential babysitter when a child is out on a ride.
Catch a glimpse of the impressive landscape surrounding the ranch on different length trail rides, and either return to the ranch for a hot lunch or eat a boxed lunch on the trail with unbeatable Wyoming views.
For people wanting to spice up their trail rides and have the necessary riding experience to do so, we offer advanced rides. Get a chance to go on a loping ride or swim with your horse in the river! And if you don't think you're capable of loping or riding bareback, take a lesson from one of our experienced wranglers and work up to it.
Whether you've never been on a horse or were riding before you were walking, this horseback riding vacation is the perfect getaway if you want to experience the vast remoteness of the Jackson Hole Wyoming region from the saddle.
This post was written by Sara Massery.
The post Horseback Riding Vacations in Jackson Hole, Wyoming appeared first on Goosewing Ranch.]]>
The post Celebrate Your National Parks with Goosewing Ranch! appeared first on Goosewing Ranch.]]>
Yellowstone National Park is the oldest park in the United States. It was established in 1872 as an Act signed by President Grant. It wasn't until August 25, 1916 that the National Park Service was created to protect and preserve our beautiful parks, and since 1916 over four hundred parks have been created. The NPS has grown tremendously over the years. They rely on 22,000 employees and 221,000 volunteers to maintain the parks—and no wonder they need so many people, as Yellowstone alone draws over 4 million visitors a year, usually between the months of May to September.
Goosewing Ranch makes an ideal location to stay while visiting the parks. Not only can you take advantage of the free park pass given to your fourth grader—visiting the parks with ease from our location—you can enjoy the Bridger-Teton National Forest and the beautiful, untouched wilderness that surrounds the ranch, as well. The UTVs available for guests are a fun way to get off the ranch and explore everything nature has to offer.
This is a historic year for the parks. By celebrating 100 years of service, the NPS campaign has shifted public focus to the future, and preserving National Parks for another 100 years to come. This will be a celebratory year to visit Jackson Hole.
For your child to receive his or her park pass, go to everykidinapark.gov. Passes are valid until August 31, 2016. This year's third graders are eligible to receive their park pass starting in September 2016.
This post was written by Sara Massery.
The post Celebrate Your National Parks with Goosewing Ranch! appeared first on Goosewing Ranch.]]>
The post All Inclusive Family Vacation appeared first on Goosewing Ranch.]]>
What will we be doing? How does a typical day go? Will there be enough good food?
It makes sense to me to want to question these things. On the parent's end, they've been planning, planning, planning. What to pack, when to leave for the airport, flights, and rental cars… the list goes on. But once they arrive at Goosewing Ranch? What should they expect? How should they prepare?
At Goosewing Ranch, guests disconnect from their hectic lives to reconnect with each other. Our remote location lends a helping hand to parents whose teenagers (or spouses!) won't put down their phones. We want our guests to create lasting memories with their families through experiences and adventures.
We are an all-inclusive guest ranch, designed with families in mind—and the "all-inclusive" part relieves stress in our guests. In our rates, you're securing your lodging, three meals a day (plus snacks!), and all the on-ranch activities you want to do. This means your schedule could be packed, from trail riding to archery lessons or skeet shooting; or you could have a trail ride in the morning and take a packed lunch in a cooler on your UTV (utility task vehicle) and go picnic down the road at Soda Lake. Or, hey, it's been a busy week – relax by the pool in the sun.
But perhaps the best part of this all-inclusive ranch vacation is that you won't have to fight the crowds. Goosewing Ranch is a small guest ranch with a max capacity of only 35 in-house guests. This allows us to customize your family's dude ranch vacation package to fit your family's needs, and fulfill all your cowboy desires.
This isn't a cookie cutter vacation; this is a memory making, tradition changing experience that has something different for everyone in your family to excel. Moms beware, you will have time to relax and enjoy a massage while you let us handle all the details; and Dads, you should note that the fishing is exceptional and only a short walk from your cabin. With activities like hiking, UTV exploring, mountain biking, horseback riding, team penning, fly fishing, target shooting, clay pigeon shooting, archery, hatchet throwing, roping, pool, spa, sauna, and lots of other adventures to be had we will have something for your whole family to enjoy together!
This post was written by Sara Massery.
The post All Inclusive Family Vacation appeared first on Goosewing Ranch.]]>
The post Top Six Reasons Why to Plan Your Escape to Goosewing Ranch in Jackson Hole, Wyoming This Summer appeared first on Goosewing Ranch.]]>
Goosewing Ranch is a place to disconnect from your daily struggles and reconnect with what is really important: Family, friends, nature, and your inner self.
Here at Goosewing Ranch, we combine the lifestyle of ranching in the Wyoming wilderness with many of the modern refinements that make your visit with us especially enjoyable.
At 7,400 feet, the valley is the host to some of North America's most spectacular game: elk, moose, mountain sheep, antelope, bear, eagles, geese, cranes, and much more–not to mention fantastic scenery. The Gros Ventre River, home to native cutthroat trout, runs through the meadows of our historic ranch.
With many different package options, we can truly customize the perfect all-inclusive vacation option for you. From pack trips to nights in Jackson, let us help make this year's vacation the best ever. We invite you to come share this corner of North America's wildest country just as it has been for over a hundred years – a working ranch reborn as an isolated retreat deep in the Gros Ventre River Valley.
1. Celebrate the National Park Service's 100th Birthday! Stay at Goosewing Ranch and include a visit to our nation's first National Park: Yellowstone. Yellowstone National Park is near Goosewing Ranch, and we can help you plan your self or guided tour of this historic and amazing National Park. From wildlife viewing to hiking around thermal features there is much to see and do.
2. Yes, there is Yellowstone, but there is also Grand Teton National Park. With many spectacular Grand Teton views from the Goosewing Ranch trails, you won't have to leave your saddle to experience this mesmerizing mountain. I can already imagine your new profile picture…you on a horse with the Grand Tetons towering behind you.
3. Historic Jackson Hole is a great place to stay before or after your package with Goosewing Ranch. While in town you will want to take in the shopping, dining, and history, but don't forget about a white water rafting trip, scenic float trip, the rodeo, and the old west shoot out on the town square. Let the Goosewing Ranch staff take care of the planning so you can relax and enjoy your true Western Vacation.
4. It is an exclusive and all-inclusive vacation. Goosewing Ranch is a small unique property that offers packages that are all-inclusive of lodging, meals, ranch seasonal activities, taxes and gratuity. Being all-inclusive makes planning and organizing your vacation much easier; just tell us what you want to do and we can arrange the details. You won't have to make dinner reservations, plan daily activities, and think of things to do that will please everyone, we have you covered. Goosewing Ranch has a wide variety of adventure based activities for all abilities and age ranges.
5. A chance to experience the Wild West and get a taste of it all. We have a great package that offers a bit of everything from a luxury night in Jackson Hole, a one night/two day spectacular pack trip, and three nights of rustic charm and all-inclusive activities at the ranch. Don't fight the summer crowds, escape to beautiful Goosewing Ranch.
6. Make memories through adventure and experiences. Goosewing Ranch offers guests many opportunities to create life long memories and new family traditions through adventure and experience. This is a place where you can disconnect from distractions and truly relax and recharge.
The post Top Six Reasons Why to Plan Your Escape to Goosewing Ranch in Jackson Hole, Wyoming This Summer appeared first on Goosewing Ranch.]]>
The post The Whiskey Gentry meets Goosewing Ranch appeared first on Goosewing Ranch.]]>
Just over a month ago we had a very special band come visit us at the ranch. The Whiskey Gentry boasts an excellent collection of covers and original songs which they serenaded our guests with while they were here. It started with Jason, guitarist and overall band savant (on occasion referred to as "head honcho" if you will), and his arrival at Goosewing Ranch nearly two months prior. Then, he did not come as a rising superstar, but as one of two sons celebrating their father's birthday.
It was easy to befriend Jason and Tim, as well as their enigmatic father, Bob. Soon enough, we learned of the Atlanta-based band, whose music shines a modern and edgy light on the blend of bluegrass and traditional country, and Jason's casual mention that they would be in the Jackson area in a mere handful of weeks. Bob and his sons departed the ranch a few days later (not without style: never did I imagine my job would include banging on their cabin door at four thirty in the morning so they wouldn't miss their shuttle to the airport), and three weeks passed before it occurred to me that The Whiskey Gentry should be passing through our area soon.
A few emails later, and we shook electronic hands that they'd come stay with us for two nights and give our guests some good entertainment. The ranch quivered with excitement; most of the staff recalled Jason and Tim with fondness, and knew the company he kept couldn't be that bad. We were greeted with grins, and quickly introduced to the five strangers spilling out of the van after Jason; Lauren and Rurik, Price, Sammy, and Jeremy. Their energy was infectious, snaking through the ranch as they took it all in; it carried through to their performance.
We took them on a trail ride; besides being good musicians, they were funny, kind, and easy to get along with. They took goofy pictures and one brought home a souvenir: a baby elk leg we found along the trail next to some wolf prints. Overall, these were some pretty cool dudes, and you should check them out.
This post was written by Sara Massery, who is experiencing her first season at Goosewing Ranch,as the Office Assistant. She hails from Pittsfield, Massachusetts, and has just completed her B.A. in English Writing and Literature at Emmanuel College. She was looking for an adventure, and she found one.
The post The Whiskey Gentry meets Goosewing Ranch appeared first on Goosewing Ranch.]]>
The post Survival of the Fittest appeared first on Goosewing Ranch.]]>
On June 23, 1925, a landslide on Sheep Mountain dammed up the Gros Ventre River with a high tower of rocks and dirt. Lower Slide Lake was born in the following flooding, only six miles from the town of Kelly, Wyoming. Over the next two years, the lake filled in, and the nature-made dam held. But in May of 1927, just before a huge election between Kelly and Jackson, a portion of the dam broke. The town of Kelly—which was favored to win—suddenly found itself under six feet of water, at least temporarily, and Jackson "won by a landslide."
When you drive by Slide Lake, the scar of earth is still apparent on the mountain; an ugly welt of naked dirt among a landscape of crisp green pines. At the edge of the road above the lake you can see the gravel and rocks that were pushed as far as they would go and then abandoned, broken and forgotten about. Long-dead trees stand in solidarity near the center of the lake, barren and eerie but still very much present. There were things interrupted here, and the land can't forget it yet.
Coming to Goosewing Ranch, I didn't know what to expect. I wanted to fall in love with the area, but I wasn't sure if it was possible. I dreamed of being so happy here that I would stay, and that has a lot to do with where my life is headed: straight into a tunnel of Unknown, where thinking of my future is exactly like being caught in a landslide. When I got here, it almost felt like this was life pushing the pause button. Work here… and then what?
There is a group of trees at the base of Sheep Mountain that were not always there. Their place of origin was at the top of the mountain. When the landslide happened, the trees went with it. But instead of dying, uprooted, they replanted themselves. And we're not talking a few trees, but a square mile of them. They found a safe place and stuck with it. The trees you can see today are the same ones from 1925, and that says something about these trees' commitment to existence.
That's the thing about sliding down a mountainside, or flying across the country to live in a new place: it's foreign, it's terrifying, but it's most definitely survivable. And maybe it's better than where we started, even if we don't know how long this haven is going to last.
This is Sara Massery's first season at Goosewing Ranch, where she is the Office Assistant. She hails from Pittsfield, Massachusetts, and has just completed her B.A. in English Writing and Literature at Emmanuel College. She's very excited for the summer ahead!
The post Survival of the Fittest appeared first on Goosewing Ranch.]]>
The post The Beginning of a Journey appeared first on Goosewing Ranch.]]>
Growing up in the western part of Massachusetts, I was used to the way the mountains encircled the town. We were in the foothills of the Appalachians, after all, and I liked their rounded tops and the way they protected my town from bad weather. These were different. These mountains were so sharp they could cut the sky if it got too close. Home, spring was in full bloom. Here, the air was crisp and light and there was still snow on the mountaintops.
On the day I arrived, the trees clung to the fog. The tops of the mountains were obscured by fat clouds that yearned to touch the ground. We passed Slide Lake and the Grey Hills, and around every corner I kept wondering, how close are we?
I know the distance of forty miles. On a highway, it would take less than forty-five minutes to drive. I thought the wilderness of the Gros Ventre River Valley and the Grand Teton National Park might be exaggerated, but nothing could have prepared me for the trek to Goosewing Ranch. The road passes the small town of Kelly and climbs upwards into the park. From there, it could be equated to a mild roller coaster ride. Sometimes you can see the road extend into the distance for a mile; other times you might question if it even continues after this hill; it is always winding and twisting. And my perception of forty miles changed—it took nearly an hour and a half to drive that distance here. Finally, there it was: the ranch spread out in front of us, as glorious (even in the rain) as the pictures that I had pored over during the previous months.
I wake up each morning excited for the day ahead, for the work we're doing to make this ranch the best it can be for our guests. I am nearly bursting with excitement waiting for the guests to arrive, because they'll make my new home come alive with activity. I've been here for almost a week, which is the same amount of time most of our guests will be here, and I know that's not enough for me; I'm not done with this place yet. And I can bet you will feel the same.
This is Sara Massery's first season at Goosewing Ranch, where she is the Office Assistant. She hails from Pittsfield, Massachusetts, and has just completed her B.A. in English Writing and Literature at Emmanuel College. She's very excited for the summer ahead!
The post The Beginning of a Journey appeared first on Goosewing Ranch.]]>
The post 7 Reasons your next Family Reunion should be at a Jackson Hole Guest Ranch… appeared first on Goosewing Ranch.]]>
1. Activities: Having something that can keep everyone entertained is key. Goosewing Ranch has activities for all ages and abilities. There is horseback riding for beginners and advanced riders. Target shooting, archery, UTV exploring, hiking, wine tasting, pool and spa facilities, arts and crafts, and even cattle work. Let us handle the details and you can just relax and enjoy your family. All these great activities are found right on the ranch.
2. Menu planning: From the young to the refined to the just plan picky…we have a menu option to that should satisfy all. We know that you all want to eat together and enjoy each others company over a savory meal, but that not everyone enjoys the same type of foods. At this Jackson Hole guest ranch you can eat together and enjoy the food of your preference. With a menu for children, adults and the ability to accommodate dietary requests and restrictions, we have something hearty and delicious for all taste-buds. The dining experience is also second to none, with breakfasts made to order, adventure based lunches, plated dinners and even cookouts, you will get a variety culinary options and dining experiences.
3. A Place to Disconnect to Reconnect: A family guest ranch is a great place to bond with your extended family through activities you might not otherwise have the opportunity to experience. Goosewing Ranch allows for families to talk without the constant distraction of phone calls and text messages, a place to escape the daily grind. This is a place where you feel safe letting the cousins run free, while the adults reminisce their childhood around a glowing fire with a glass of wine. This is a place where kids can be kids and adults can disconnect and reconnect as a family. Embrace each other and enjoy growing as a family through the various ranch activities and experiences.
4. Making Memories through Adventure: What better way to bond and embrace each other than through the many adventures you will experience on and around a ranch. Watch each other shine while trying something new. You might just find an adventure based activity you can't live without.
5. An exclusive all-inclusive Family Vacation: With so much included in your package you won't have to worry about what is for dinner, where you will explore tomorrow, or who is paying for the activity. Goosewing Ranch is an exclusive guest ranch with all-inclusive package deals. You will have meals, lodging, activities, and spa treatments for the entire family included in one package rate.
6. Give the gift of Memories: The world we live in seems to be all about staying connected and instant gratification. A family reunion at a guest ranch is a gift you give yourself and your family, it is a gift that will last for generations. The gift of memories! We have been fortunate enough to watch families grow as they return year after year, generation after generation. This is a special place made for creating special family memories.
7. Educational Fun: From the historic western frontier town of Jackson Hole to our nations first National Park, Yellowstone. You are sure to leave with many fun facts. The best learning environment is a fun and activity one, so what better place to get a little vacation education then in Jackson Hole Wyoming at a Guest Ranch. You will learn about the wildlife, the cowboys and Indians, and the mountain men that were as wild and free as the wind blowing across the top of the Tetons.
Come join us at Goosewing Ranch in Jackson Hole Wyoming for your next family escape!
The post 7 Reasons your next Family Reunion should be at a Jackson Hole Guest Ranch… appeared first on Goosewing Ranch.]]>


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Travel Blogs from Mont Tremblant
Mont Tremblant (Moose Tours)
... Park, a wildlife park with all the animals that live somewhere in Canada. You drive through it by car and it's somewhat like a Canadian safari, because most of the animals walk right up to the car and you can feed them if you like. The more dangerous animals are, of course, caged in. We saw numerous deers and wild pigs, one moose (FINALLY! ONE!), arctic wolves, black bears, Bisons, and more deers. Did I mention deers? After our time in the park we made us on our way to Ottawa.
Massacre at Mont Tremblant
... at least she said there was a mosquito there! But I think this battle the mosquitoes won. It's a shame as the park is really nice, but the constant harassment of the bugs detracted from the experience. Somehow we persevered and walked to the top of one of the mounts (but not the full hike we had planned). The constant swatting meant we weren't taking in our surroundings fully. We could have walked past bears, moose or elk and ...
Day 25 Ottawa to Mont Tremblant Monday 8 September
Left Ottawa at 8am this morning and arrived at Parc Omega at about 9.30 to board an open bus to explore the large nature reserve where we anticipated seeing buffalo,bears,deers,wolves and moose which we did although the moose was a bit shy so the photos are a bit dark.I have included just a few of the shots I took. After that excursion which was ...
Race Day!!
... br>
After the excitement of the race had calmed down we headed out for a late lunch at Spag and Co, an Italian restaurant right on the finish line. It is now time to celebrate Fathers Day. We had a great lunch but also watched some amazing athletes cross the line. By this stage most of them were in the 60 to 64, 65 to 69, 70 to 74, 75 to 79 and 80 to 84 age groups. We struggled to work out how people can still be doing these events in these age ...
Race day
... an amazing way to see the race. Best part ... The finish . I get access to the finish line. I get a special helper who brings me the medal and videos me putting it on Royce . He looks buggered and a bit shaky and the medic comes and checks on him Lucky I've seen it before . He's ok after a while.why do they do this? The medal is huge! It is such a wonderful achievement . Royce says "swim was good , ride was hard but doable, felt good off ...


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Hi guys.
I'm trying to make a dynamicly confugired TestNG suite like this:
<?xml version="1.0" encoding="UTF-8"?>
<suite name="Custom suite" parallel="false">
<test verbose="1" name="BATHS PUMA Custom xml" annotations="JDK">
Then, I want to pass there some XML block from TeamCity build parameter, so in Maven build step I have this additional Maven parameter (and few others):
I let user fill this each time in the promt window when executing the run configuration.
But I'm getting some errors on every different try I made. Problems are with spaces and quotes.
An example of what I need to pass:
<classes><class name="mypackage.Class1"/></classes>
An error I get in the build log:
Unknown lifecycle phase "name=mypackage.Class1/></classes>". You must specify a valid lifecycle phase or a goal in the format...
Detail from build log when passing it to Maven:
-Dtestng.custom.xml=<classes><class name="mypackage.Class1"/></classes>
So now there is a problem that there is a space after <class
The solution would be to have it all in the quotes and escape the existing quotes, right? So, I want to achieve this:
-Dtestng.custom.xml="<classes><class name=\"mypackage.Class1\"/></classes>"
But when I pass this as a build parameter...
"<classes><class name=\"mypackage.Class1\"/></classes>"
...in the build log it sudenly looks like this and it fails on the same error:
"-Dtestng.custom.xml="<classes><class name=\"mypackage.Class1\"/></classes>""
So there was somehow added the quotes around all this.
I tried several other things, but nothing worked for me. Do you have any other idea how to write this so it would work? Thanks.
It may have something to do with this: http://youtrack.jetbrains.com/issue/TW-22100
We are running TeamCity Enterprise 7.1.3 (build 24266).


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Pycnogenol® is the trade name for the extract of the bark of the French maritime pine tree. This pine bark extract is a potent antioxidant compound and works synergistically with Vitamins C and E to strengthen the body's defences. Pycnogenol is a natural flavonoid Pinus maritima imported from France.
Free of:
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French Maritime Pine Bark Powdered Extract (Pycnogenol) 30mg.
Pine bark extract is a rich source of phenolic components including oligomeric proanthocyanidins, monomeric polyphenols (catechins, epicatechin) and organic acids (cinnamic, capric, gallic, ferulic, vanillic, parahydroxybenzoic acids).
Natural Ingredients:
Microcrystalline cellulose, stearic acid, magnesium stearate.
Capsule Shell:
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As a food supplement for adults, one (1) to two (2) vegetable capsules daily, preferably at mealtime, or as directed by a healthcare practitioner. Do not exceed directions for use
If you are pregnant, nursing, taking any medications or have any medical condition, please consult your healthcare practitioner before taking this product.
Additional Info
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|Kosher, Vegan, Vegetarian
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Information stated regarding dietary supplements is not intended to diagnose, treat, cure, or prevent any disease or health condition.
Keep out of reach of children. Store in a cool, dry place. Do not use if seal under cap is broken or missing.


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Testing Information
There are five unique testing scenarios for first-time freshmen. Each test should be completed PRIOR to orientation.
It is important to note: there will be limited time to take a test offered during orientation, therefore, we highly recommend that local students contact the Office of Testing Services to schedule an appointment to take these exams prior to orientation.
|Math Placement
Mathematics course placement is based on your highest ACT or SAT mathematics sub-score.
|Foreign Language Placement*
|If you wish to continue studying a foreign language begun in high school, you must take a placement exam to determine your level of competency. Information on all of our foreign language placement exams can be found here.
|Biology Placement
|For students admitted to a major requiring BIO 240, and who have an ACT science reasoning sub-score below 24. Students will be contacted via CardMail to complete testing before Orientation if required.
|Reading Placement
|If you scored below a 20 on ACT Reading section, please make sure that we have your Compass scores on file.
|Engineering Testing
|For students admitted to JB Speed School of Engineering. Students will be contacted by Speed School offices.
|CLEP Credit*
|There are several opportunities to take a CLEP test to substitute college courses. Please refer to the testing website for more information.
*testing not offered during orientation


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Ceiling fans are an energy efficient way to cool the home, but they can utilize valuable ceiling space and sometimes occupy the only electric connection on a room's ceiling. Light kits are a smart way to get your fan to do double duty. These kits attach to the center of your ceiling fan to turn your fan into a ceiling light.
Every ceiling fan manufacturer offers several light kit options that are compatible with their fans, including frosted glass globes, coupled glass shades, and even a disco ball! Browse our selection below.


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There are 60 individual mini cakes. 5 different types of gumpaste animals, each one different in their own way. Some had bottles, pacifiers, diapers, blankets, etc. and all in different positions. All sitting on their own fondant palm tree with...
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And welcome to the brand new competition which I call Creature vs Creature 2.0.
This is a tournament style competition, single elimination rules.
There are 34 participants and four divisions.
The seeds will be based on medals, comments (received and given), articles, reads, tags and seniority.
However, before I get to that, I am going to lay down some ground rules. So, look at every slide of the article, read the rules and then we'll get to who you'll face and the topic you'll be given. Not to mention, you'll see your seed and division. Make sure to play close attention to the division you're in. As it will tell you what day to post.
The competition will start next Monday, good luck to everyone.
Here are the participants:
- Joe Burgett
- Kevin Stonebarger
- Rize
- Charlie Groenewegon
- Chinmay
- Muzzy Daud
- Roxas Tillster
- Alex Baker
- Will J Baker
- Ben Gartland
- Nate Scaccia
- Tim Nguyen
- Hamster Fan
- Dan Power
- Ryan Frye
- Ian Malone
- Tyson Jones
- Jon Sainz
- Daniel Massey
- Jacob Waring
- Jeff Awesome
- ReDevil
- David Conrad
- Sam Masad
- Bryan Flory
- Jamal Parker
- C-Cool
- Lewis
- Tom Clark
- John Nicolaides
- TC Vreeland
- Robert Aitken
- Iam D Real Deal Yo


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First impression on unpacking the Q702 test unit was the solid feel and clean, minimalist styling.
For work use, Microsoft Word and Excel programs pre-installed on the device are adequate for preparing short documents.
The Fujitsu LifeBook UH574 allowed for great mobility without being obnoxiously heavy or clunky. Its twelve hours of battery life did not disappoint.
The screen was particularly good. It is bright and visible from most angles, however heat is an issue, particularly around the Windows button on the front, and on the back where the battery housing is located.
My first impression after unboxing the Q702 is that it is a nice looking unit. Styling is somewhat minimalist but very effective. The tablet part, once detached, has a nice weight, and no buttons or switches are located in awkward or intrusive positions.


text: I can not connect to any antivrus websites. I am trying to download Microsoft Security Essentials and I keep getting an error message that says My computer cannot connect to the microsoft server. I also tried going to the AVG site and received the same error message. I do not know a lot about computers so please be very specific with your advice. Thank you in advance! Oh, and I am using a windows XP operating system and Firefox browser. I dont have access to any other computer at this time, so I am using the infected computer to access this site.


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Penelope Wanelle Welch, 70, of Fayetteville
Penelope Wanelle Welch, 70, of Fayetteville, Ga., died February 10, 2011.
A memorial service will be held Saturday, February 19, 2011 at 2:00 PM at Glad Tidings Assembly of God, Jonesboro. Rev. Larry Hammock will officiate. The family will receive friends after the service.
Born April 2, 1940, in Alabama, she lived in Alaska from the late 1990s until 2009. She had worked as a Licensed Practical Nurse for the Alaska Department of Corrections.
She was preceded in death by her parents, George Harvey and Lathan Welch.
She is survived by her daughters and sons-in-law, Anita and Terry Glaze of Fayetteville, Michelle and Tyler Smith of McDonough, Ga.; son, Derek and Katherine Copeland of North Pole; grandchildren, Megan and Alysa Glaze of Fayetteville, Drew Smith of McDonough, Jordan Copeland of North Pole; sister, Brenda Welch of Lanett, Ala.; brother, Phillip Welch of Valley, Ala.
Memorials can be made in Penelope Welch's honor to either Waycross Church of the Nazarene, 2505 Alice Street, Waycross, GA 31501, www.nazarene.org or The LAM Foundation, www.thelamfoundation.org/donate.html.
Arrangements were with Carl J. Mowell & Son, Fayetteville; www.mowellfuneralhome.com.


text:
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The egg is seasoned with pepper, a little salt and sesame oil.
Very large shiso leaves.
We washed and dried the shiso here, but we also had great success cleaning it with a dry paper towel.
Tiny lardons -- mmm!
We tried this recipe with long grain and short grain rice, and preferred it with short grain. Try arborio or sushi rice for a nice twist.
Once the rice is added, things move quickly.
The bacon is added, then the egg.
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Charterhouse is a hard and true pitch which favours batsmen, and it is no surprise the schools has produced many first-class cricketers, none more famous than Peter May. The pitch itself is located against the imposing backdrop of school and chapel at one end and surrounded by woods on two other sides, with the pavilion, slightly adrift on the far square boundary. It played host to one John Player League match in 1972.
Central Broward Regional Park Stadium Turf Ground, Lauderhill
Rangiri Dambulla International Stadium
Sheikh Zayed Stadium, Abu Dhabi
Dubai International Cricket Stadium
Pallekele International Cricket Stadium
Shere Bangla National Stadium, Mirpur, Dhaka
Zahur Ahmed Chowdhury Stadium, Chittagong


text:
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Hôtel Spa Las Motas, Alenya
- Free WiFi in lobby and free parking
Main amenities
- 42 smoke-free guestrooms
- Restaurant
- Full-service spa
- Indoor pool
- Breakfast available
- Business center
- Terrace
- 24-hour front desk
- Air conditioning
- Daily housekeeping
- Garden
- Meeting rooms
For families
- Free cribs/infant beds
- Private bathroom
- Free toiletries
- Garden
- Terrace
- Daily housekeeping
What's around
- Saint-Cyprien Golf Club (2.1 mi / 3.4 km)
- Palace of the Kings of Majorca (7.4 mi / 11.9 km)
- St. Jacques Church (7.4 mi / 11.9 km)
- Le Castillet (8.7 mi / 14 km)
- Elne Cathedral (4.7 mi / 7.5 km)
Hôtel Spa Las Motas, Alenya
Hotel Info: 866-539-8117from $120
- Twin Room
- Quadruple Room
- Double Room Single Use
- Double or Twin Room
- Suite
- Family Suite, Terrace
More great choices
At a glance
Key facts
Hotel size
- This hotel has 42 rooms
- This hotel is arranged over 3 floors
- Check-in time starts at 3 PM
- Check-out time is noon
Required at check in
- Credit card or cash deposit required
- Government-issued photo ID required
- Minimum check-in age is 18
Travelling with others
- Pets allowed *
- Restrictions apply *
- 1 per room
- Free WiFi in public areas
- Free self parking
Other information
- Smoke-free property
In the hotel
- Buffet breakfast daily (surcharge)
- Restaurant
- Indoor pool
- Outdoor seasonal pool
- Tennis on site
- Full-service spa
- Spa tub
- Pool sun loungers
- Business center
- Meeting rooms
- 24-hour front desk
- Tours/ticket assistance
- Multilingual staff
- Elevator/lift
- Garden
- Terrace
- Accessible bathroom
- In-room accessibility
- Roll-in shower
In the room
- In-room climate control (air conditioning)
- Air conditioning
- Premium bedding
- Private bathroom
- Shower only
- Free toiletries
- Hair dryer (on request)
- Flat-screen TV
- Satellite TV channels
- Desk
- Daily housekeeping
- In-room safe
Also popular with travelers from the USA
Special features
Guests can indulge in a pampering treatment at the hotel's full-service spa. Services include facials and body treatments. The spa is equipped with Turkish bath/hammam.
The spa is open select days. Guests under 18 years old are not allowed in the spa.
DiningOnsite venue - Overlooking the garden, this restaurant specializes in Mediterranean cuisine and serves dinner only. Guests can enjoy drinks at the bar. Reservations are required. Open daily.
Hôtel Spa Las Motas, Alenya's small print
Also known as
- Cela Alenya Hôtel Resorts
- Cela Alenya Resorts
- Cela Hôtel Resorts
- Cela Resorts
- Hôtel Spa Las Motas Alenya
- Hôtel Spa Las Motas
- Spa Las Motas Alenya
- Spa Las Motas
Pet-friendly rooms can be requested by contacting the property at the number on the booking confirmation.
Guests under 16 years old are not allowed in the health club or spa tub.
Guests under 18 years old are not allowed in the spa.
Mandatory fees
You'll be asked to pay the following charges at check in or check out:
- A tax is imposed by the city: EUR 0.70 per person, per night. This tax does not apply to children under 18 years of age.
Optional extras
The spa is accessible for EUR 7.00 - 10.00 per person
Buffet breakfast is offered for an extra charge of EUR 10 for adults and EUR 7 for children (approximately)
Pets are allowed for an extra charge of EUR 10.00 - 55.00 per pet
We have included all charges provided to us by this hotel. However, charges can vary, for example, based on length of stay or the room you book.
Is the description of this hotel not correct? Tell us


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"The world is a much more hopeful place because of the work and life of Lester Brown. World on the Edge should be read by everyone who wants to see a better life for their children, which is just about everybody." —Ted Glick, Policy Director of the Chesapeake Climate Action Network
Beyond Zero Radio
January 29, 2009
Podcast of interview with Janet Larsen on Australian "Beyond Zero" radio.


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First Industrial Realty Trust, Inc. (NYSE:FR)
Q1 2013 Earnings Conference Call
April 26, 2013 11:00 ET
Art Harmon - Senior Director, IR
Bruce W. Duncan - President and CEO
Scott Musil - CFO
Peter Schultz - EVP, East
Robert Walter - SVP, Capital Markets and Asset Management
Johannson Yap - Chief Investment Officer
Christopher Schneider - SVP Operations and Chief Information Officer
Joseph Gearen - Marketing and Leasing Director, Minneapolis Region
Craig Mailman - KeyBanc Capital Markets
John Stewart - Green Street Advisors
Eric Frankel - Green Street Advisors
Jon Petersen - MLV & Co.
Good morning. My name is Devlin, and I will be your conference operator today. At this time, I would like to welcome everyone to the First Industrial First Quarter Conference Call. All lines have been placed on mute to prevent any background noise. After the speakers' remarks, there will be a question-and-answer session. [Operator Instructions].
Thank you. I would now like to turn the conference over to Art Harmon, Senior Director of Investor Relations.
Art Harmon
Thank you, Devlin. Hello everyone and welcome to our call. Before we discuss our first quarter 2013 results, let me remind everyone that speakers' on today's call will make various remarks regarding future expectations, plans and prospects for First Industrial. These remarks constitute forward-looking statements under the safe harbor provisions of the Private Securities Litigation Reform Act of 1995. First Industrial assumes no obligation to update or supplement these forward-looking statements. Such forward-looking statements involve important factors that could cause actual results to differ materially from those in forward-looking statements, including those risks discussed in First Industrial's 10-K for the year ending December 31, 2012, filed with the SEC; and subsequent 1934 Act reports. Reconciliations from GAAP financial measures to non-GAAP financial measures are provided in our supplemental report, which is available at firstindustrial.com under the Investor Relations tab.
Since this call may be accessed via replay for a period of time, it's important to note that today's call includes time sensitive information, that maybe accurate only as of today's date, April 26, 2013. Our call will begin with remarks by Bruce Duncan, our President and CEO, and our CFO Scott Musil, after which, we will open it up for your questions. Also on the call today are Jojo Yap, our Chief Investment Officer; Chris Schneider, Senior Vice President of Operations; Bob Walter, Senior Vice President of Capital Markets and Asset Management; and Peter Schultz, Executive Vice President for our East Region.
Now, let me turn the call over to Bruce.
Bruce W. Duncan
Thanks Arthur, and thank you to everyone for joining us today. Our year is off to a good start. Thanks to the good work of my First Industrial teammates, on the capital, investment and leasing front of our business. That good work has been supported by positive sector fundamentals, as the growing economy supports gradual absorption space, while new supply remains measured.
On the capital side, our major actions were the $132 million equity offering, which was largely used to fund the redemption of the remaining $100 million of our 7.25% series J preferred stock, completed in April. Through these transactions, we have brought down our coverage inclusive of preferred stock even further.
The redemption will also help our fixed charge coverage ratio, which is an important metric for the rating agencies, on our path back to investment grade. With the benefit of these capital actions, we believe our balance sheet is now positioned to support up to $250 million of speculative development at any one time, as we grow and continue to upgrade our portfolio.
As we have discussed before, the investment market is very competitive, especially for quality leased acquisitions. In response to this pricing environment, we have shifted our investment efforts more heavily towards development. The combination of our boots on the ground local market experts, and our strengthened balance sheet, puts us in a position to capitalize on development opportunity. We will continue to look for acquisition candidates as well. But the risk adjusted returns we can earn from new construction projects, has been more drastic.
We acquired three new development sites during the first quarter. The first of which is in a familiar location, the Moreno Valley in the Inland Empire, Southern California. With this investment, we plan to build upon the success of our neighboring 692,000 square foot first Inland Logistics Center. The new 28-acre site is literally across the street, and is going to be the home of the First 36 Logistics Center at Moreno Valley.
We expect to break ground on this 555,000 square foot distribution center in the third quarter, and we are targeting completion in the first quarter of 2014. The building will feature 36 (inaudible), with a large truck port and ample parking for trailers and cars. Estimated total investment will be approximately $32 million, and we are targeting a first year GAAP yield of approximately 6.9%.
We also added a new 25-acre parcel in Northwest Houston, that's region's largest and most active submarket. As you know, investor demand continues to grow in Houston, due to the strong local economy, driven largely by the oil and gas production and service related industries. Availability is limited, as evidenced by the 99% occupancy level we have achieved in our Houston portfolio, and the overall market occupancy in the mid-90s. We have some final approvals to work through on this site, so at this point, we wouldn't expect to start construction, until sometime in 2014.
Our current plans call for us to develop a 350,000 square foot state-of-the-art distribution center, with a projected total investment of approximately $20 million, which presents a GAAP yield in the low 8% range.
Just yesterday, we completed the acquisition of another 59-acres for future development, for $16.6 million. This site is also in the Moreno Valley in the Inland Empire, within a mile of our other developments. The reason I say future, is that this land site is in the process of entitlement. We expect to complete all required approval by the fourth quarter of 2014. When completed, this site could accommodate 1.37 million square feet of class-A distribution space.
The acquisition of this site is a testimony to the capabilities of our team and platforms. There are very few land sites of this size and location available for sale. Our team went to work, to acquire this site, at very attractive pricing, through a land assemblage from a number of private owners.
Updating you on our developments in process, construction is on-schedule and on-budget for our 489,000 square feet First Bandini Logistics Center in LA County, and our 708,000 square foot First Logistics Center at I-83 in Central Pennsylvania.
Regarding asset sales, we sold four buildings in the first quarter, comprised of 171,000 square feet, for a total of $11.2 million. The largest sale was a three building complex in the Chicago market, along with one building in Detroit, and land parts sold in Tampa and Indianapolis. The weighted average in place cap rate was 4.6%, excluding the land. As you saw from our financials, these were sold in an aggregate loss, relative to book value, but we are pleased with these transactions.
In the second quarter to date, we completed three additional sales, comprised of 505,000 square feet for $20.8 million, the largest of which was our only building on Omaha, a 356,000 square foot property that we sold to a user for $13.2 million. Along with two other user sales in Dallas and Minneapolis. The in place cap rate for the second quarter sales was 5.5%. Year-to-date, our sales proceeds exceeded our written down book value by approximately 20%.
Scott will review our leasing results in detail, but I would like to offer a few comments. The leasing environment is active, but discussions are still deliberate, and businesses are moving forward, but with caution.
For our press release last night, occupancy was 89.6%, down 30 basis points from year end. As you know, we typically see a dip in the first quarter, given the large numbers of leases expiring. Year-over-year, our portfolio occupancy was up 220 basis points, as a result of improved demand and the hard work of our team around the country. We are driving incremental cash flow from our portfolio, reflecting in our 2.4% growth in same store NOI on a cash basis, excluding termination fees.
Cash rents for the quarter were a positive 1.2%. This is the first time we have seen positive cash rent for our portfolio, since the first quarter of 2009. However, I will remind you, that this metric can swing significantly, depending on the population of leases in a given period, including the mix of new and renewals. This quarter, it was driven by a high percentage of renewals, evidenced by our nearly 80% retention rate, and limited new leasing.
For perspective, cash rental rates were up 3.4% on renewals, and down 8.6% on new leases. As we indicated last time, we test rental rates on renewals for the year to be flat to slightly positive, but still expect rolldowns on new leases.
We shared one of our leasing highlights for the first quarter on our last earnings call. The signing of our lease for our First Chino Logistics Center, our 300,000 square foot development in Southern California. Ahead of pro forma, in terms of timing and economic. As a reminder, this lease will commence in the middle of the second quarter. Since it was a first quarter event, I will remind you that in February, the Board declared a common dividend of $0.085 cents per share for the first quarter.
Cash flow is the driver of our dividend, as well as the driver of the value of our company. We are focused on the incremental cash flow opportunity, as we push to our year-end occupancy goal of 92%. Lease-up our developments, and ultimately stabilize our portfolio with occupancy in the mid-90s.
With that, let me turn it over to Scott. Scott?
Scott Musil
Thanks Bruce. First, let me walk you through our results for the quarter. Funds from operations were $0.24 per share, compared to $0.25 per share in 1Q 2012. Please note that FFO for the quarter reflects $262,000 of NAREIT-compliant gains, due to the sale of two land parcels, Bruce mentioned. Comparing 1Q 2013 to 1Q 2012, before onetime items, namely the early retirement of debt and the NAREIT gains, funds from operations were $0.25 per share, versus $0.25 per share in the year ago quarter. EPS for the quarter was a loss of $0.05 versus a loss of $0.04 in the year ago quarter.
Moving on to the portfolio; I will start with recent volume. In the quarter, we commenced approximately 5.1 million square feet of leases. Of these, 0.6 million square feet were new, 2.8 million were renewals, and 1.7 million were short term. Tenant retention by square footage was 79.7%. Same-store NOI on a cash basis, excluding termination fees was positive 2.4%, due primarily to occupancy growth, and the impact of rental rates. Same-store NOI growth including termination fees, was a positive 2.3%. Lease termination fees were $80,000 in the quarter.
Looking ahead to the same-store metric for the second quarter, I would like to note that the comparison to the year-ago period, is going to be challenging, due to largely, the $1 billion of restoration fees we earned in the second quarter of 2012.
As Bruce noted, cash rental rates reached positive territory, up 1.2%, and on a GAAP basis, they were up 6.7%. Leasing costs were $1.88 per square foot, benefitting from the high percentage of renewals.
Our G&A for the first quarter were $6.5 million. While this was above the run rate reflected in our full year guidance, due to higher compensation expense, associated with the issuance of restricted stock, our guidance range of $21.5 million to $22.5 million for the year, remains unchanged.
I'd like to take a moment to point out a change we made to our supplemental. We have eliminated the manufacturing property type category in the detail we provided on page 16. Over the past few years, we have pared down the properties in that group to just eight at year end 2012, so we decided it made sense to recategorize them. While manufacturing has been the primary use for these buildings, they are traditional industrial buildings, that can be repurposed for distribution, or light industrial requirements and we have recategorized them appropriately.
Moving on to our capital market activities and capital position; as Bruce mentioned, we received net proceeds of $132 million from our large equity offering. We used $100 million of the proceeds to redeem the remaining $4 million depository shares of our 7.25% series J cumulative preferred stock, which was completed in the second quarter. We paid off $14 million of secured debt, with the weighted average interest rate of 7.4%, and in the second quarter to date, we paid off another $12 million of secured date, at an interest rate of 7.4%.
And as you noted in last quarter's press release, during the first quarter, we repurchased $4 million of our 7.6% notes due 2028, at a yield maturity of 6.2%. we did not use our ATM during the quarter, and had $107 million of capacity remaining.
Regarding our leverage metrics, our debt-to-EBITDA is 5.9 times. But if you looked at it on a pro forma basis, to reflect the $100 million we drew on our line to complete the preferred redemption in April, it would have been 6.4 times. Our debt plus preferred stock to EBITDA is 7 times. These calculations were based on excluding the NAREIT gains from EBITDA, and normalizing G&A based on our annual run rate. As we strive towards our goal of returning to investment grade, we are now focused on debt plus preferred to EBITDA as our gauge for leverage, with our target range at 6.5 times to 7.5 times. Our weighted average maturity of our unsecured notes and secured financing is 5.5 years, with a weighted average interest rate of 6.4%. these figures exclude our credit facility. Our credit line balance today is $143 million, and our cash position is approximately $27 million.
Before I review guidance, I would like to note that we were pleased to announce a few weeks ago, that we finalized and closed our agreement with the IRS, related to our 2009 tax adjustment, and the related impact on our tax treatment for our 2012 preferred dividends.
Moving on to our guidance; our FFO guidance range is $0.96 to $1.06 per share. Recall, that guidance for the year, includes the losses from the unsecured debt, and mortgages we retired in the first quarter and second quarter to date, and the remaining $46 million of mortgage debt we plan to pay off in 2013. The total impact for the year will be $0.02 per share. Guidance also includes a $0.03 per share loss related to the series J preferred stock redemption in April. Excluding these losses, and the NAREIT-compliant gains recognized in the first quarter, FFO per share is expected to be in the range of $1.01 to $1.11 per share. The one penny change from our prior guidance is the result of dilution from our March equity offering.
The key assumptions are as follows; average in-service occupancy ended quarter of 90.5% to 92%. Average quarterly same-store NOI on a cash basis of positive 1% to 3%; G&A of $21.5 million to $22.5 million, as I already noted; full year JV FFO is expected to be approximately $0.5 million; guidance reflects the impact of the redemption of the series J preferred stock, and as noted last time, guidance includes the incremental costs to complete the three developments in process, that we launched in 2012, and that includes the incremental costs related to the new First 36 Logistics Center at Moreno Valley, we plan to start in 3Q. Note that, in total for the year, we were capitalized roughly $0.03 per share of interest related to these developments.
Guidance also reflects the lease commencing at First Chino in the second quarter of 2013. Guidance does not reflect any potential lease-up of either of our First Bandini Logistics Center, or First Logistics Center at I-83 developments in process. Recall that these are slated to be completed in 3Q 2013 and 4Q 2013 respectively, and their pro formas assume one year per lease up, post completion. Please note that our guidance does not reflect the impact of any future debt issuances; the impact of any other future debt repurchases or repayments, other than those discussed prior; any other additional property sales or investments other than the developments discussed earlier; any future NAREIT-compliant gains that does reflect the gains recognized in 1Q; and it does not reflect any impairment charges, nor the potential issuance of equity.
With that, let me turn it back over to Bruce.
Bruce W. Duncan
Thanks Scott. Before we open it up to questions, let me say that we are off to a good start, but we have much work to do, and leasing to achieve our occupancy goals, and getting our new developments built on-time, on-budget and (inaudible), and in continuing our addition by subtraction strategy of targeted asset sale.
As a team, we are focused on meeting our goals, doing more of what we have been doing to enhance the value of our company, by growing cash flow, including our portfolio, and closing the gap in valuation to our peers.
We will now be happy to take your questions. As a courtesy to other callers, we ask that you limit your questions to one plus a follow-up, in order to give other participants a chance to get their questions answered. You are welcome to get back into the queue.
That's now operator, may we please open it up for questions?
Question-and-Answer Session
[Operator Instructions]. Your first question comes from the line of Craig Mailman.
Craig Mailman - KeyBanc Capital Markets
Hey guys. Bruce, just curious if you could comment? I know you said (inaudible) leasing activity remains good, but maybe just what you are seeing on the small, medium sized kind of front, and are you seeing any increase in housing (inaudible) that some of your peers have talked about?
Bruce W. Duncan
Craig, we are seeing good activity on both large tenants and small tenants. Why don't I ask Peter Schultz, who runs our Eastern region to comment on that?
Peter Schultz
Good morning Craig, it's Peter. We are seeing good activity across the entire portfolio, and while our job is to lose all of the spaces, we are seeing an improvement in the small spaces, and while I think it's too soon to say, there is a trend from housing related companies. We are definitely seeing a pick-up on those small spaces from those prospects.
Craig Mailman - KeyBanc Capital Markets
That's helpful. Then just as a follow-up, I know the new leasing was a little bit late in the first quarter. Just how much you guys have a sense for maybe how you are modeling or just the visibility you have? How do you think occupancy ramps, as we progress through the year? Is it more heavily weighted towards back-end, or should we see that pick up in second quarter, more towards the 90.5% to 92%/
Peter Schultz
Well here, if you look at it, and again, we had the first quarter dip now, over the last few years, [that's basically] down half a point versus 30 basis points. So, what we have done over the last two or three years, is we had a pick up in the latter part of the year, and so we are -- again, to hit our 92% goal, we have got a seasoned traction, we are seeing good activity. But our job is to move this good activity into signed leases, and we will focus on it, but again, it will be more back-end loaded, in order to hit the 92%.
Craig Mailman - KeyBanc Capital Markets
Great. Thanks guys.
Bruce W. Duncan
Thank you.
[Operator Instructions]. The next question comes from the line of John Stewart.
John Stewart - Green Street Advisors
Thank you. Scott, I presume that since the same store guidance is essentially unchanged, is it fair to infer that the variable in terms of bottom line FFO per share guidance, is really the equity issuance?
Scott Musil
John, that's correct. So let me break the equity issuance into two pieces; the first $100 million was used to redeem the series J preferred stock in April. No accretion or dilution related to that piece. The remaining $32 million was used to pay down our line of credit, that's where the $0.01 of dilution came from, from the equity offering. Now as we use those dollars to spend on the developments that we have in process, and as those become leased up, obviously, we will see an increase in FFO from the redeployment of those funds. So it was related to the $32 million paydown from the equity offering, John.
John Stewart - Green Street Advisors
Okay, great. And just, my follow-up would be, couple of references to the path back to investment grade. Just wondering where, what you are hearing in your conversations with the rating agencies?
Scott Musil
Sure. John, we have discussions with the agencies on a periodic basis. What we can say is this, on the past calls I have mentioned one, by say it, the (inaudible) we've had with the agencies, is our fixed charge coverage ratio, and in order to get that to investment grade rating, John, we'd need about 2.20 times fixed charge coverage to get to that area. If you look at our fixed charge coverage in the second quarter on a standalone basis, post equity offering, post redemption of the series J, we are going to be between 1.95 to 2.0 times; and obviously as the year goes on and NOI increases, that will only improve. So we think we -- we've hit these metrics and we hope to see traction, shortly from the agencies. But that's something that they'll have to decide.
John Stewart - Green Street Advisors
Okay. Thank you.
[Operator Instructions]. And there are no further audio questions in the queue. I will now turn the conference back over to Bruce Duncan.
Bruce W. Duncan
We will give it a second for the queue to come back up. Anyone has any follow-up questions or additional people in the queue.
Okay. You do have a follow-up question from the line of John Stewart.
John Stewart - Green Street Advisors
Thank you. Couple of things. I guess, first of all, would it be possible to get an update on the top 10 vacancies?
Bruce W. Duncan
Sure. Bob?
Robert Walter
Sure, this is Bob Walter. If you look at our numbers, as of the end of the quarter, we were pretty flat from the fourth quarter, we have about 100 basis points of potential pick up from the original top 10 list. But I'd also like to bring in Peter Schultz to talk specifically about some of those opportunities.
Peter Schultz
Thanks Bob. John, a few of those remaining vacancies are in Atlanta and Central Pennsylvania. Atlanta, you know, continues to trail some of the other larger distribution markets, with an occupancy in the low 80s, which is about where our portfolio is. So there continues to be a lot of supply. But we are now encouraged by the activity that we are seeing in -- as Bruce and others have said, it's our job to get the leasing done to drive cash flow.
In Central Pennsylvania as well, we have seen an increase in activity on those bases, and we continue to see good activity in the market for our new spec building. So we continue to be encouraged by that.
John Stewart - Green Street Advisors
Okay. Thank you. I think Eric has got a question as well.
Eric Frankel - Green Street Advisors
Thank you. Just a question on the Inland Empire development. Obviously, you've, I think really created (inaudible) with a lack of a project for leasing up, but you are facing a potentially more competitive environment, in terms of new supply, just curious on your thoughts on your projects going forward?
Peter Schultz
Sure. We are pretty encouraged, if you look at supply and demand. But Jojo, you want to comment on that?
Johannson Yap
Sure. The demand in (inaudible) continues. There is still strong net absorption and we believe that net absorption will continue. In addition to that, the strongest part of the market, are that space is over 0.5 million square feet, and that's what we are building.
When looking at selecting sites or building design, what we try to do is, we try to really offer the prospective tenant the highest class property, and that means highest clear ceiling heights, really top loading, in terms of (inaudible) to cost addition. Very generous trade of (inaudible) and then, (inaudible) out of the site. So those I think what we look at. And also the other thing that we look at is being in [infill land] on a competitive basis, and we have achieved all that. And I just want to also remind you that, as we sit today, the only development that we are permitting to, in the Inland Empire East, is a $32 million investment, which is a 555,000 square feet that Bruce has mentioned. So we think our investment is measured.
Peter Schultz
Again, the purpose (inaudible) to the leasing goals on time, on budget and get leased it pro forma, or hopefully, ahead of pro forma. So we acknowledge that we've had good success to date and we got to just keep going, and we are focused on it.
Eric Frankel - Green Street Advisors
Great. Thanks guys.
Peter Schultz
Thank you.
We have a follow-up question from the line of Craig Mailman.
Craig Mailman - KeyBanc Capital Markets
Scott, just on the same store, you had mentioned the tougher comps in 2Q because of the restoration gain, I guess in 2Q of last year. Is that what might be the drag on -- or keeping you guys from kind of getting a little more aggressive on the same store outlook for the year, and that, (inaudible) in the 1% to 3% range, or it is still just expensive?
Christopher Schneider
Craig, this is Chris. Yeah, that certainly is an impact and that our original guidance was 1% to 3%. We had obviously anticipated that we have the restoration piece rolling down the second quarter. So that was (inaudible).
Scott Musil
And Craig, the other piece of it there as well is we have very low bad debt, as we have been saying on the past calls over the last year or so, we had low bad debt in 2012. We had low bad debt in the first quarter '13, but for the second quarter to the fourth quarter of 2013, we actually budgeted in a higher dollar amount of bad debt expense. It was to budget in what a more normalized rate would be. So from a -- if we are able to continue this trend of low bad debt from the second quarter to fourth quarter, we should be able to pick up same store little bit. But that will be something that we will discuss on a quarterly basis, on the next couple of calls.
Craig Mailman - KeyBanc Capital Markets
Okay. That's fair. Then just a question on land acquisition environment. You guys have obviously been pretty successful lately. Is it just personal relationships here, or are we seeing private guys -- just the land into cost of the carrier, and they are just starting to put it out in the market. Any trends you are seeing?
Bruce W. Duncan
Well let me ask Joe Gearen, again we are very pleased with the land acquisitions we have done, especially the one we finished yesterday, which is the (inaudible).
Joseph Gearen
Yes Bruce. Really, we are building on our success of sale of the 692,000 square foot building that we built and leased, and so we are very focused in that submarket, that we felt that it was really strong. So our team really kind of went out, and looked for potential to acquire land off market, and that's what we've delivered as of -- that Bruce mentioned yesterday, and that's through our land assemblage of -- from a number of owners, to be able to acquire that kind of site, that's not readily available in the market today. These will be used in different markets. So our land acquisition strategy is very-very targeted. You know, the market in the Northwest is very strong today, and we think it will continue to be strong, and so, our team is looking at that particular submarket, and not using a (inaudible) approach, for example, to go and looking for that in the submarket. Hope that answers your question.
Craig Mailman - KeyBanc Capital Markets
What other market would you guys be most interested in, and where are you sort of seeing the best opportunities?
Joseph Gearen
We will actually know when we close.
Craig Mailman - KeyBanc Capital Markets
All right. That's fair. Thanks.
[Operator Instructions]. Your next question comes from the line of Jon Petersen.
Jon Petersen - MLV & Co.
Thanks. I was hoping you guys could maybe give a little more color on the leasing spreads turned positive, so that's obviously great. Maybe you could breakdown by market, which markets you are seeing have the highest positive leasing spreads, where rents will be covered, and which one is still in the process of recovering?
Bruce W. Duncan
Again, what you are seeing in terms of the market, if you just look at the market, we are seeing very good rental rate growth in the Inland Empire, we see good rental rate growth. LA, we are seeing very good growth there. We are looking at Houston, Miami, have all been good markets for us. Indianapolis, we have seen some growth in Indianapolis in terms of rates. So overall, the markets have done well. Chris, you have any other color, you want to add?
Christopher Schneider
Yeah, I mean just, as far as the commentary, looking at leases that were rolled over from peak years in 2005, 2008, as we look forward to 2014 of the leases expired, that its only 13%. So we are seeing less and less of those peak year leases rolling, so that we are getting close to the consistent positive spreads.
Jon Petersen - MLV & Co.
Okay. And then I apologize if you already talked about this, I (inaudible) but in terms of dispossessions that you guys still have left in terms of your non-strategic portfolio. I mean, where are those located, and then maybe in the really strong markets like Inland Empire and Houston where acquisition CapEx is too low for you to acquire, are they so low that maybe you guys are looking to sell some of the assets in those markets?
Christopher Schneider
Again, we have identified -- we have a couple of hundred million dollars of assets, so we want to sell over time and view that if its legally saleable in the next couple of years, and they are really all over the country, again, and more, we are going to continue to sell these in typical one-off basis, because we have the best execution for that, in terms of pricing. But, things can change.
Bruce W. Duncan
Overall, the LA market, the Houston markets are strong. So we expect good rent growth from those, and we are not looking to sell.
Jon Petersen - MLV & Co.
Okay. That's fair. Thank you.
[Operator Instructions]. There are no further questions at this time. I will now turn the conference over to Bruce Duncan.
Bruce W. Duncan
Great. Thank you operator. Again, we appreciate your interest. Please call Art or Scott or myself if you have any questions. We look forward to seeing you in June, in Chicago, our favorite city, for NAREIT and again, thank you for your interest in our company. Thank you.
Thank you. This concludes today's conference call. You may now disconnect.
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