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Pacific Southwest, Region 9: Superfund
Serving Arizona, California, Hawaii, Nevada, the Pacific Islands, and Tribal Nations
State: California(CA)
County: Riverside
City: 1 mile north of Glen Avon
Congressional District: 43
Other Names:
Bulletin Board
On this page
Description and History
NPL Listing History
NPL Status: Final
Proposed Date: 12/30/82
Final Date: 09/08/83
Deleted Date:
The Stringfellow Superfund Site is located in Pyrite Canyon, north of Highway 60, near the community of Jurupa Valley ( formerly known as Glen Avon), in Riverside County, California. From 1956 until 1972, the 17-acre Site was operated as a hazardous waste disposal facility. More than 34 million gallons of liquid industrial waste, primarily from metal finishing, electroplating, and pesticide production were deposited in evaporation ponds.
In 1969, excessive rainfall caused the evaporation ponds to overflow and resulted in the contamination of Pyrite Creek. In 1978, heavy rains caused the California Regional Water Quality Control Board (RWQCB) to authorize the release of 800,000 gallons of contaminated wastewater from the Site to prevent further overflow from the ponds. An additional 500,000 gallons of liquid wastes were removed at the time to a federally approved treatment and disposal facility. In 1979 and 1980, heavy rains again threatened releases from the waste ponds. Between the years 1975 and 1980, approximately 6.3 million gallons of liquid wastes and materials contaminated with pesticides were removed from the Site.
Over time, contaminants moved into groundwater. A groundwater plume of Site-related contaminants exists in the Jurupa Valley area, preventing the use of private drinking water supply wells. Since 1989, most of the community receives water from public utilities and no longer relies on local area groundwater for drinking water. Groundwater contamination at the Site includes various volatile organic compounds (VOCs), perchlorate, and heavy metals such as cadmium, nickel, chromium, and manganese. Soil in the original disposal area is contaminated with pesticides, polychlorinated biphenyls (PCBs), sulfates, and heavy metals. The original disposal area is now covered by a clay cap, fenced, and guarded by security services.
State of California, Department of Toxic Substances Control (DTSC, Responsible Party) confirmed perchlorate, a salt used in solid rocket fuels, in groundwater throughout the Site and began an investigation in May 2001. DTSC identified households in an area of the Site with perchlorate contamination that rely on private drinking water wells. These households were provided bottled drinking water until they were connected to a public water supply.
The Site is geographically divided into five zones as follows: Zone 1 - On-site/Upper Mid-Canyon Area, Zone 2 - Mid-Canyon Area, Zone 3 - Lower Canyon Area, Zone 4 - Jurupa Valley Community, and Zone 5 - West of Pyrite Creek, north of Highway 60, properties include former Teledyne facilities and existing rock quarry. The zones are indicated on the Site map.
Contaminants and Risks
Contaminated Media
- Groundwater
- Soil and Sludges
Groundwater contaminants include various volatile organic compounds (VOCs), perchlorate, and heavy metals such as cadmium, nickel, chromium, and manganese. Soil is contaminated with pesticides, polychlorinated biphenyls (PCBs), sulfates, perchlorate, and heavy metals. People who ingest or come into direct contact with contaminated groundwater or soil may be at risk. The original disposal area is covered by a clay cap, fenced, and guarded by security services.
Who is Involved
In 1983, the Department of Justice, on behalf of the EPA, joined with the State to file a suit against 32 potentially responsible parties. As a result of a 1988 Administrative Order on Consent, an amendment to that Order in 1992, and a 1992 Consent Decree, the potentially responsible parties developed the engineering designs and implemented cleanup remedies for various aspects of the cleanup. As of January 1996, the majority of this work had been completed. However, additional work may still be required. The State assumed responsibility for the cleanup of the Stringfellow Superfund Site in 2001. The State is currently conducting a Zone 4 Supplemental Feasibility Study to evaluate remedial alternatives for the cleanup of perchlorate contamination. EPA is also conducting a Zone 5 Remedial Investigation / Feasibility Study to evaluate potential sources west of Pyrite Creek.
Investigation and Cleanup Activities
This site is being addressed in five phases: an initial action phase, and four long-term remedial action phases including the installation of a pre-treatment plant, contaminant source control, the cleanup of the lower canyon, and the hydraulic control and cleanup of the contamination affecting the community water supply wells.
Initial Actions
Initial Actions: From 1980 to 1984, three groundwater extraction wells, a subsurface barrier structure, and an on-site surface water drainage system with gunite channels were built. All liquid wastes at the surface of the site were removed to a Federally approved hazardous waste disposal facility. With the exception of 1,000 cubic yards of DDT-contaminated soil, which were taken to a Federally approved disposal facility, contaminated soils from the Site were used to backfill on-site waste ponds. The waste ponds were filled, graded, covered with clean soil, and seeded. In 1984, the State completed initial cleanup measures including fencing, soil cap maintenance, implementing erosion control measures, and disposing of leachate extracted from above and below the on-site clay barrier dam. In 1989, residences that had been receiving bottled water from the State were connected to the Jurupa Community Services District water supply system .
Cleanup Ongoing
Pre-Treatment Plant: In 1984, the EPA selected a remedy for interim treatment of contaminated groundwater. The remedy featured installing a pre-treatment system consisting of lime precipitation for removing heavy metals and granular activated carbon treatment for removing VOCs. The treated groundwater is discharged into the sanitary sewer system. Interceptor wells were installed to extract contaminated groundwater downgradient of the Site. The State completed installation of the pre-treatment plant in 1985. As of March 1996, nearly 128 million gallons of groundwater had been extracted and treated.
Cleanup Ongoing
Source Control: In 1984, the State completed its evaluation of alternatives for groundwater contaminant source reduction and determined that the existing pump and treat system would be sufficient to cleanup groundwater TCE contamination at the Site. The treatment system will operate until established cleanup levels have been met.
Extraction and treatment of contaminated groundwater started in 1985 and is ongoing. Bench-scale testing of groundwater treatment technologies was performed in 2004. Following the evaluation of the results (ongoing), a new pretreatment plant (Pyrite Canyon Treatment Facility) will be designed and build. Procurement of land for the new plant is ongoing, the new plant was designed and will be built in 2013. The final site wide remedy will be selected in 2015.
Cleanup Complete
Lower Canyon: In 1987, the EPA selected a remedy to: 1) capture and treat groundwater in the lower canyon area of the Site with a groundwater barrier system; 2) install a peripheral channel to divert clean surface water run-off from up-gradient areas; 3) extend the existing gunite channels southward to discharge the diverted water into Pyrite Creek; and 4) reconstruct the Pyrite Creek Channel. The State designed the groundwater barrier system and completed the construction of the channels in 1990.
Remedy Design
Community Wells and Source Control: In 1988, the State and the EPA completed an investigation for the type and extent of groundwater contamination in the Pyrite Canyon and in Jurupa Valley area. In 1990, the EPA selected downgradient in Lower Canyon. In 1992, the potentially responsible parties installed groundwater extraction wells to hydraulically control the plume of contaminated groundwater. An additional extraction well was added in 1997 to increase the area of capture in downgradient areas. This collective groundwater extraction and treatment system, called the Community Wellhead Treatment System (CWTS), is located on private property at 5020 Pedley Road in Jurupa Valley and treats groundwater from two Zone 4 wells using granular activated carbon (GAC). The treated water (approximately 25 gallons per minute) is reused for local irrigation, i.e., tree farm/nursery irrigation.
In 1997, the State carried out additional investigation of the source area and began a well drilling program for additional extraction wells to enhance the capability of the de-watering facilities at the site.
Investigation of the extent of perchlorate contamination in downgradient areas (Zone 4) started in 2004 and is on-going. The Zone 4 Remedial Investigation was completed in February 14, 2010, and the Feasibility Study is scheduled to be completed in 2014.
In 1983, the Department of Justice, on behalf of the EPA, joined with the State to file a suit against 32 potentially responsible parties. As a result of a 1988 Administrative Order on Consent, an amendment to that Order in 1992, and a 1992 Consent Decree, the potentially responsible parties developed the engineering designs and agreed to construct cleanup remedies for certain aspects of the cleanup. As of January 1996, the majority of this work had been completed. However, additional work may still be required. The State assumed responsibility for the cleanup of the Stringfellow Superfund Site in 2001. The State is currently conducting a Zone 4 Supplemental Feasibility Study to evaluate remedial alternatives for the cleanup of perchlorate contamination. EPA is also conducting a Zone 5 Remedial Investigation / Feasibility Study to evaluate potential sources west of Pyrite Creek. These studies will form the basis for decisions about long term remedies for the site.
Cleanup Results to Date
The removal of liquid waste, connection of affected residences to an alternate water supply, and installation of a groundwater capture and treatment system have reduced the potential for exposure to contaminated materials at the Stringfellow site while the remaining cleanup activities are being planned and conducted.
Potentially Responsible Parties
Potentially responsible parties (PRPs) refers to companies that are potentially responsible for generating, transporting, or disposing of the hazardous waste found at the site.
The State of California, Department of Toxic Substances Control (DTSC) is the responsible party at Stringfellow. EPA has an over-site agency role. DTSC maintains all monitoring reports and other documents on their website.
Read this explanation of the PRP lists available. We provide duplicate links to the choices below on the explanation page.
Documents and Reports
Community Involvement
Public Meetings: The Stringfellow Advisory Committee (SAC) meets on the third Wednesday of January, March, May, July, September, and November at the DTSC Stringfellow Information Center (10247 Bellegrave Avenue, Suite 131, Mira Loma, CA 91752).
Public Information Repositories
The public information repositories for the site are at the following locations:
Riverside Public Library
Main Branch
3581 Mission Inn Avenue
Riverside, CA 92501
(951) 826-5201
Riverside County Library
Jurupa Valley Regional Library
9244 Galena St.
Riverside, CA 92509
(951) 685-8121
Stringfellow Information Center
9415 Mission Boulevard, Unit D
Jurupa Valley, CA 92509-2600
(909) 782-4267
The most complete collection of documents is the official EPA site file, maintained at the following location:
Superfund Records Center
Mail Stop SFD-7C
95 Hawthorne Street, Room 403
San Francisco, CA 94105
(415) 820-4700
Enter main lobby of 75 Hawthorne street, go to 4th floor of South Wing Annex.
EPA Site Manager
Mail Code SFD
75 Hawthorne Street
San Francisco, CA 94105
EPA Community Involvement Coordinator
Mail Code SFD
75 Hawthorne Street
San Francisco, CA 94105
EPA Public Information Center
State Contact
Department of Toxic Substances Control
P.O. Box 806
Sacramento, CA 95812-0806
PRP Contact
Department of Toxic Substances Control
P.O. Box 806
Sacramento, CA 95812-0806
Community Contact
P.O. Box 33124
Riverside, CA 92519


text:
"Houston County Bar Association Celebrates Law Day 2013"
CONTACT: Kellye C. Moore (478) 987-1415
Vice President, Houston County Bar Association
Perry, Georgia, April 26, 2013 The Houston County Bar Association will host its annual Law Day celebration on May 1, 2013 with a presentation of scholarship awards to graduating high school seniors from Houston County that will be entering college in the fall. The ceremony will take place at 8:30 a.m. in Courtroom 2 at the Houston County Superior Court. Houston County judges and members of the Bar Association will be in attendance to recognize the scholarship award recipients.
The 2013 scholarship recipients are: Cara Thomas, Northside High School; Artrevious (Trey) King, Houston County High School; Somnath Das, Veterans High School; Jearlon Butler, Veterans High School; Leslie Sheeley, Houston County High School; and, William Cowart, Houston County High School.
Each scholarship recipient will be awarded a $500 scholarship. The scholarships were awarded based on the student's academic achievement, letters of recommendation, and a written essay on this year's Law Day theme, "Realizing the Dream: Equality for All." The Houston County Bar Association incorporated this year's Law Day theme into its annual scholarship awards requiring the applicants to write an essay on the importance of our national ideal of equality under the law in the 21st century and the role it plays in ensuring our freedom.
Every May, the Houston County Bar Association observes Law Day to commemorate the rule of law, the judiciary and its place in American society. The idea of a national Law Day was conceived in 1957 by American Bar Association President Charles Rhynes. In 1958 President Dwight D.Eisenhower, established the first Law Day, and in 1961 the U.S. Congress issued a joint resolution making May 1 the official Law Day.
Tommy Stalnaker, Chairman of the Houston County Board of Commissioners, will be present at the scholarship awards presentation to issue a proclamation recognizing May 1, 2013 as Law
Day in Houston County Georgia.
Last Updated on Tuesday, 30 April 2013 17:31
Here is the application in Adobe Acrobat format.
Last Updated on Tuesday, 19 February 2013 21:03
Interested in becoming a member or just renewing your membership? Download the 2013 Dues Statement and make your voice be heard! We need you!
Find the application HERE
Last Updated on Wednesday, 09 January 2013 15:02

subset: commoncrawl


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"Due Diligence in Acquiring Distressed Debt," The Real Estate Finance Journal, Spring 2011 (Russell B. Bershad)
"Proposed Legislation Will Require Shopping Center Developments in NJ to Provide Charging Stations for Electric Vehicles," RPE Law Alert, March 30, 2011 (Jason R. Tuvel)
"Proving Liability for Clean-Up Costs - Nexus; Circumstances and Experts - Lessons from Dimant and DVL," RPE Law Alert, March 23, 2011
"Paper Companies That "Created, Mobilized and Profited From" PCBs Must Bear 100% of Cleanup Costs in Fox River CERCLA Case, But May Not Be Liable for PCBs in Waste Paper Sold to Recyclers," RPE Law Alert, March 21, 2011 (John H. Klock, Paul M. Hauge)
"New Jersey Department of Environmental Protection Proposes Waiver Rule for Economic Growth," RPE Law Alert, March 9, 2011 (Susanne Peticolas)
"New Jersey Time of Decision Rule - The End Nears," RPE Law Alert, March 3, 2011 (Douglas J. Janacek)
"New ASTM Standard May Serve as Safe Harbor for Emerging Building Energy Labeling, Transactional Disclosure and Benchmarking Regulations," BNA's Environmental Due Diligence Guide, 231.2271, March 2011 (David J. Freeman)
"NJ Senate Considering Whether to Limit Power of DEP, DCA Commissioners," RPE Law Alert, March 1, 2011 (Jennifer P. Smith)
"Deadline to File Real Estate Tax Appeals in New Jersey is Rapidly Approaching," RPE Law Alert, February 28, 2011 (Howard D. Geneslaw)
"NJDEP Site Remediation Implements Steps to Increase Permit Efficiency," RPE Law Alert, February 3, 2011
"Court Better Defines "Completion" Under New Jersey's Five-Year Exemption and Abatement Law," RPE Law Alert, February 1, 2011 (Ivette P. Alvarado)
"Expansion of Philadelphia Minimum Wage and Benefit Standards Could Impact Retail and Restaurant Tenants," RPE Law Alert, January 20, 2011 (Alfred R. Fuscaldo)
"A New Jersey Statute That May Go a Long Way On Your Next Solar or Wind Project!," RPE Law Alert, January 19, 2011 (Jason R. Tuvel)
"How to Avoid "Sun-block" - New Jersey's Solar Easements Act," RPE Law Alert, January 18, 2011 (Ivette P. Alvarado)
"Third Circuit Overturns Alcoholic Beverage Control Perks for New Jersey Wineries and Farms," RPE Law Alert, January 10, 2011 (Jennifer P. Smith)
"New Jersey Bulk Sales Act -- Division of Taxation Posts Expanded Frequently Asked Questions and Answers," RPE Law Alert, January 6, 2011 (Russell B. Bershad)
"NJDEP Announces Availability of New Forms for Site Remediation Program," RPE Law Alert, January 5, 2011 (Paul M. Hauge)
"When and Who?: New Jersey, U.S. Supreme Courts Grapple with Beachfront 'Takings' Issues," The Real Estate Finance Journal, Winter 2011 (Paul M. Hauge)
"Taking on the NJDOT: Appellate Division Broadens Objector's Ability to Challenge NJDOT Permits," RPE Law Alert, December 30, 2010 (Jennifer P. Smith)
"What You Need to Know About Variances and Existing Non-Conformities for Your Next Development Application in NJ," RPE Law Alert, December 28, 2010 (Jason R. Tuvel)
"USEPA Soliciting Comments on Guidance for Institutional Controls," RPE Law Alert, December 20, 2010
"Bears Beware - NJ Approves First Bear Hunt in Five Years," RPE Law Alert, December 16, 2010 (Susanne Peticolas)
"CERCLA and New Jersey Environmental Law (Chapters 26 and 27)," Thomson Reuters/West Business Law Deskbook (Volumes 49 and 50 of New Jersey Practice), December 2010 (Susanne Peticolas, Paul M. Hauge)
"Neither Presence Nor Participation at Township Proceedings Required in Order to Appeal Subdivision/ Land Development Approval in Pennsylvania," RPE Law Alert, November 29, 2010 (Alfred R. Fuscaldo)
"City Brownfields Program Aims to Accelerate Site Cleanup," New York Law Journal - Real Estate Law & Practice Section, November 22, 2010 (David J. Freeman, Mark P. McIntyre, Jesse Hiney)
"Due Diligence in Acquiring Distressed Debt -- Part Two," RPE Law Alert, November 10, 2010 (Russell B. Bershad)
"What is NJ's LSRP?," RPE Law Alert, November 9, 2010 (Susanne Peticolas)
"China's Tort Law Significantly Increases Environmental Liability Risks," BNA Daily Environment Report, November 9, 2010 (David J. Freeman)
"New York Subdivision Law Amended to Allow Planning Boards Greater Flexibility in Granting Extensions," RPE Law Alert, November 5, 2010 (Howard D. Geneslaw, Jennifer M. Porter)
"Will the New Jersey Supreme Court Respect "Repose" for the Diligent Developer?," RPE Law Alert, November 4, 2010 (Nancy A. Lottinville, Howard D. Geneslaw)
"Due Diligence in Acquiring Distressed Debt -- Part One," RPE Law Alert, November 3, 2010 (Russell B. Bershad)
"Uncertainty Over Extension of Reduced Capital Gains Tax May Spur End of Year Real Estate Deals," RPE Law Alert, November 2, 2010 (Peter J. Ulrich, Marc D. Fitapelli)
"New York Requires Attorneys to Verify Residential Foreclosure Pleadings in Response to National Foreclosure Freeze," RPE Law Alert, October 26, 2010
"USEPA Issues Plan for Encouraging Reuse of Land Fills and Mines for Renewable Energy Development," RPE Law Alert, October 20, 2010 (Susanne Peticolas)
"Time is Running Out to Renew Expired New Jersey Liquor Licenses," RPE Law Alert, October 18, 2010 (Howard D. Geneslaw)
"NY Landlord May Use "Self Help" to Evict," RPE Law Alert, October 15, 2010 (Shepard A. Federgreen)
"In Rare Application of Waiver Doctrine, Federal Court Holds That New Jersey Gave Up Right to Seek Natural Resource Damages at Contaminated Site," RPE Law Alert, October 13, 2010 (Paul M. Hauge)
"Solar Energy Development in New Jersey: Right Time, Right Place!," RPE Law Alert, October 12, 2010 (Douglas J. Janacek, Nancy A. Lottinville)
"It Wasn't Yours to Begin With: New Jersey Supreme Court Holds That City Need Not Compensate Beachfront Condemnee for Land Created by Beach Replenishment Project," RPE Law Alert, October 8, 2010 (Paul M. Hauge, Jennifer P. Smith)
"New Jersey Legislature Extends Special Appraisal Rules for Land Preservation Efforts in Highlands Region," RPE Law Alert, September 24, 2010 (Paul M. Hauge)
"The Lighter Side of LSRP: Opportunity to Reduce Remediation Funding Source in New Jersey," RPE Law Alert, September 22, 2010 (David A. Brooks)
"Google, Google, Toil and Twitter, Facebook Burn and Jurors Babble - The Internet in the Courtroom," RPE Law Alert, September 21, 2010 (John H. Klock)
"Port Authority of NY and NJ Tries to Catch the Wind - and its Tax Credits," RPE Law Alert, September 17, 2010 (Susanne Peticolas)
"Green or Not to Green, That is the Question? Whether it is Nobler to Build a Green Building or Suffer the Ignominy of an Ungreen One," RPE Law Alert, September 14, 2010 (John H. Klock)
"CHeaP Grants Available from NJEDA: Stimulus Funds to Energize Combined Heat and Power Projects," RPE Law Alert, September 13, 2010 (John H. Klock)
"An Ill Wind....Opposition to Wind .as an Alternative Energy Source in N.J.," RPE Law Alert, September 9, 2010 (Susanne Peticolas)
"Solar Energy Development in New Jersey: Right Time, Right Place!," NJCCA Newsletter, September 6, 2010 (Douglas J. Janacek, Nancy A. Lottinville)
"Kick the Tires and Check under the Hood: Due Diligence Provisions in Pennsylvania Agreements of Sale; Posting 3 of 3," RPE Law Alert, August 31, 2010 (Alfred R. Fuscaldo)
"EPA's Lead Paint Rule - A Reaction from Builders Group - Sue EPA," RPE Law Alert, August 27, 2010 (Susanne Peticolas)
"Land Use Public Notices: NJ Developers Beware," citybiz Real Estate, August 26, 2010 (Jason R. Tuvel)
"Land Use Public Notices: N.J. Developers/Attorneys Beware!!!," RPE Law Alert, August 26, 2010 (Jason R. Tuvel)
"Kick the Tires and Check under the Hood: Due Diligence Provisions in Pennsylvania Agreements of Sale; Posting 2 of 3," RPE Law Alert, August 24, 2010 (Alfred R. Fuscaldo)
"The Answer is Blowing in the Wind - NJ Governor Signs Offshore Wind Economic Development Act," RPE Law Alert, August 23, 2010 (Susanne Peticolas)
"NJ State Comptroller Releases Report Critical of Municipal Tax Abatements/PILOT Agreements," RPE Law Alert, August 20, 2010 (Russell B. Bershad)
"Ye Shall Have No Wine Before It's Time - New York Federal District Court Dismisses Winery's Claims on Ripeness Grounds for Failure to Obtain a Variance Decision or Provide Sufficient Proof That Efforts to Obtain a Variance Would Be Futile," RPE Law Alert, August 18, 2010 (Jennifer M. Porter)
"Kick the Tires and Check under the Hood: Due Diligence Provisions in Pennsylvania Agreements of Sale; Posting 1 of 3," RPE Law Alert, August 17, 2010 (Alfred R. Fuscaldo)
"Happy Hour for Xanadu! N.J. Appellate Division Upholds ABC Director's Decision on Special Concessionaire Permits," RPE Law Alert, August 16, 2010 (Jennifer P. Smith)
"No Room at the Inn - New York Closes the Door on Illegal Hotels," RPE Law Alert, August 12, 2010
"Yes, Building in the Highlands Preservation Area is Possible: Court Upholds NJDEP Exemption for Church Project as "Reconstruction" Within "Footprint" of Previous Development," RPE Law Alert, August 11, 2010 (Paul M. Hauge)
"Here Comes the Sun: New Jersey Exempts Solar Panels from Impervious Coverage Limits," RPE Law Alert, August 6, 2010 (Howard D. Geneslaw)
"Changes to Form RTF-1! NJ Realty Transfer Fee Applicable to Inter-Company and Affiliate Transfers for Nominal Consideration?," RPE Law Alert, August 5, 2010 (Shepard A. Federgreen)
"Want to Expedite Your Real Estate Development Approvals in New Jersey? Want to Get Your Building Permit as Soon as Possible? Did You Know About This Regulation?," RPE Law Alert, August 4, 2010 (Jason R. Tuvel)
"NJ LSRPs Open to Frivolous Claims," RPE Law Alert, August 2, 2010 (David A. Brooks)
"New York Land Use Litigants Beware Injunctive Relief Must Be Sought to Preserve the Status Quo While an Appeal is Pending," RPE Law Alert, July 30, 2010 (Jennifer M. Porter)
"NJDEP and the Terrible, Horrible, No Good, Very Bad Day - Trial Judge Rejects NJDEP's Approach to Natural Resource Damages," RPE Law Alert, July 29, 2010
"In the 9th Circuit, Under CERCLA, the Cleanup Hitter or Liable Owner is the One on Deck When the Cleanup Occurs, Not When the Suit is Instituted," RPE Law Alert, July 29, 2010 (John H. Klock)
"When and Who?: New Jersey, U.S. Supreme Courts Grapple With Beachfront "Takings" Issues," RPE Law Alert, July 28, 2010 (Paul M. Hauge)
"United States v. Washington State Department of Transportation - Rains, Drains, and CERCLA Claims," RPE Law Alert, July 27, 2010 (Irvin M. Freilich)
"New Jersey Proposes Addition of Solar Power Facilities to its Green Initiative," RPE Law Alert, July 26, 2010 (Nancy A. Lottinville)
"Legal Blog: No Dough for NJ Landowner Who Sells Property Before Brownfield Grant," citybiz Real Estate, July 2010 (John H. Klock)
"Tic, TAC, No Dough for Innocent Landowner in NJ Who Sells Property Before Brownfield Grant," RPE Law Alert, July 20, 2010 (John H. Klock)
"Time-out: Pennsylvania Passes Permit Extension Act," RPE Law Alert, July 16, 2010 (Alfred R. Fuscaldo)
"Gulf Coast Spill Impacts Legislation in Trenton, NJ," RPE Law Alert, July 15, 2010
""Standing" Up for Yourself: Landowner Can Appeal Denial of Use Variance When a Contract Purchaser Filed the Variance Application," RPE Law Alert, July 12, 2010 (Paul M. Hauge)
"Sale Leasebacks -- New FASB Rules," RPE Law Alert, July 8, 2010 (Russell B. Bershad)
"After 15 Years, EPA Wants to Reinstate the Superfund "Polluter Pays" Taxes," RPE Law Alert, July 8, 2010 (Irvin M. Freilich)
"This Rule will K(NOx)ck Your SOx Off - EPA Proposes New Clean Air Rule," RPE Law Alert, July 7, 2010 (John H. Klock)
"Don't Paint Yourself in a Corner, Get Certified Now - Dealing with EPA's Lead Paint Rule," RPE Law Alert, July 6, 2010 (John H. Klock)
"NJ Assembly Gives Affordable Housing Bill a Summer Vacation," RPE Law Alert, July 6, 2010 (Susanne Peticolas)
"EPA Announces Energy Star Program Available for Data Centers," RPE Law Alert, July 1, 2010 (Susanne Peticolas)
"NJ Passes Bill to Foster Development of OffShore Wind Generation," RPE Law Alert, June 29, 2010 (Susanne Peticolas)
"New Jersey Joins OffShore Wind Consortium," RPE Law Alert, June 29, 2010 (Susanne Peticolas)
"Development Regulations in New Jersey to be Locked in Upon Filing of Application: Time of Decision Rule Abolished," RPE Law Alert, June 29, 2010 (Howard D. Geneslaw)
"Third Circuit Limits Settling PRPs' Ability to Recover from Other PRPs," In-Sites, June 28, 2010 (Irvin M. Freilich)
"Debtors with Environmental Liabilities May Not Be Able to Get a "Fresh Start"," In-Sites, June 28, 2010 (Irvin M. Freilich, Karen A. Giannelli, Christina C. Fullam)
"New Jersey Bulk Sales Act -- Applicable to Deeds in Lieu?," RPE Law Alert, June 28, 2010 (Russell B. Bershad)
"The Fox River Cleanup Snares Insurers, Passaic River PRPs Should Take Note," RPE Law Alert, June 28, 2010 (John H. Klock)
"Site Remediation Process - NJ to Develop Remedial Priority System," RPE Law Alert, June 28, 2010
"Bill on Affordable Housing Approved by NJ Senate, Heads to Assembly," RPE Law Alert, June 28, 2010 (Howard D. Geneslaw, Susanne Peticolas)
"Yes in Your Backyard:
Alternative Energy, HOAs and Zoning Law," New Jersey Law Journal, June 7, 2010 (Lawrence Cohen, Marc D. Fitapelli)
"Court Rules Annotated," Sixth Edition, New Jersey Practice Series, (Thomson-West June 2010) (John H. Klock)
"Third Parties' Right to Easement," GlobeSt.com, March 31, 2010 (Ivette P. Alvarado)
"Remember (the) Maine!: Supreme Court Raises Bar in FERC Proceedings for Non-Parties Who Challenge Electric Rates Set by Contract," In-Sites, March 12, 2010 (John H. Klock)
"How Dirty Is Dirty?
Court of Appeals Says Even Minimally Contaminated Sites Can Qualify for New York Redevelopment Incentives," In-Sites, March 9, 2010 (Paul M. Hauge, John H. Klock)
"Construction Projects and Compliance with New Stormwater Rules," In-Sites, March 9, 2010 (John H. Klock)
"Court Assesses Right to Easement of Third Parties Without an Interest in the Dominent Estate," In-Sites, March 9, 2010 (Ivette P. Alvarado)
"Court Rules Annotated," Sixth Edition, New Jersey Practice Series, (Thomson-West March 2010) (John H. Klock)
"New York City Adds to Growing Tide of Green Buildings Legislation," BNA's Environmental Due Diligence Guide, February 2010 (David J. Freeman)
"Acquiring Distressed Debt: Anatomy of a Mortgage Acquisition Transaction," New Jersey Law Journal, January 25, 2010 (Russell B. Bershad)
"Trial Lawyer's Manual," New Jersey Practice Series, (Thomson-West 2010) (John H. Klock)
"The Licensed Site Remediation Professional: Friend or Foe?," New Jersey Law Journal, December 28, 2009 (Susanne Peticolas)
"DEP Issues New Rules Governing Site Cleanups," In-Sites, November 30, 2009 (Paul M. Hauge)
"Accounting for Greenhouse Gases and Global Warming in Financial Disclosures," In-Sites, November 30, 2009 (John H. Klock)
"Acquisition of Bad Debt Loans," In-Sites, November 30, 2009 (Shepard A. Federgreen)
"Expanded Tax Refunds From Carrying Back 2008 and 2009 NOLs May Be Available," Corporate & Finance/Real Property Alert, November 12, 2009 (Peter J. Ulrich, Alfred R. Fuscaldo)
"Sometimes It's Okay to Be Different: Nonconforming Uses in an Evolving Land Use Climate," The Legal Intelligencer, November 2, 2009 (Alfred R. Fuscaldo)
"Making the Business Case: A How-To Guide for Law Firm Sustainablity Programs," The Legal Intelligencer, October 26, 2009 (June M. Inderwies, Connie Aginsky)
"200 Feet is Not Enough," New Jersey Law Journal, October 19, 2009 (Howard D. Geneslaw)
"Cracking the COAH Code," GlobeSt.com, October 12, 2009 (Douglas J. Janacek, Michael Miceli)
"Hate Surprises? Read This.," In-Sites, October 7, 2009 (Douglas J. Janacek, Michael Miceli)
"Changing the Climate for Greenhouse Gas Regulation: Decisions by Appellate Court and EPA May Help to Pave the Way for Comprehensive Federal Legislation," In-Sites, September 25, 2009 (Paul M. Hauge)
"New Amendments Enacted to Pennsylvania Mechanics Lien Law," In-Sites, August 17, 2009 (William G. Frey, Alfred R. Fuscaldo)
"New Jersey's 2009 Economic Stimulus Act: Focus on Development of Real Property," In-Sites, August 14, 2009 (Nancy A. Lottinville)
"A New 'Arrangement' for Cleanup Cases," New Jersey Law Journal, July 20, 2009 (Paul M. Hauge, Edward F. McTiernan)
"How Law Firms are Going Green," New York Law Journal, 2009 (David J. Freeman)
"Purchaser's Assumption of Seller's Brokerage Commission Obligations," New Jersey Law Journal, June 22, 2009 (Russell B. Bershad)
"Supreme Court Narrows Reach of 'Arranger' Liability, Potential for Joint and Several Liability Under CERCLA," In-Sites, May 8, 2009 (Paul M. Hauge)
"EPA Region 2 Announces "Clean & Green" Policy for Remediation Projects," In-Sites, May 5, 2009 (Susanne Peticolas)
"Legislative Progress on Relief from New Jersey's "Statewide Non Residential Development Fee Act"," In-Sites, May 5, 2009 (Nancy A. Lottinville)
"New York Imposes Disclosure Obiligation on Property Owners for Vapor Intrusion," BNA Environmental Due Diligence Guide, April 21, 2009 (David J. Freeman)
"Recovery Act Energy Funding Info: Sources And State Developments," CleanTech Brief, April 8, 2009 (Lawrence Cohen)
"Ensuring True Environmental Disclosure," Law360, March 17, 2009 (John H. Klock, Paul M. Hauge)
"Pollution Exclusions: How Broad Are They?," New Jersey Law Journal, February 23, 2009 (Susanne Peticolas, Paul M. Hauge)
"Paying for Open Space," New Jersey Law Journal, January 26, 2009 (Howard D. Geneslaw, Jennifer P. Smith)
"Green Building for Dummies: What is a LEED Certification?," The Practical Real Estate Lawyer - ALI ABA, January 2009 (Uzoamaka N. Okoye, Eileen Millett)
"Climate Change Deskbook," Environmental Law Institute, 2009 (David J. Freeman, Co-Author)
"New Day Care Center Licensing Requirements," Mid Atlantic Real Estate Journal, December 19, 2008 (David A. Brooks, Ivette P. Alvarado)
"Is There a Hidden Omission in Your E&O Policy?," Environmental Law360, December 16, 2008 (Susanne Peticolas)
"When an Ordinance Amendment Threatens Project," MidAtlantic Real Estate Journal, November 21-December 18, 2008 (Howard D. Geneslaw, Jennifer P. Smith)
"Owner's Lack of Right to Appeal Land Use Application Denials," New York Real Estate Journal, November 18, 2008 (Howard D. Geneslaw)
"New Jersey Appellate Court Holds That Denial of Subdivision Approval was Arbitrary Where DEP Would Have Final Say on Key Issues," In-Sites, November 3, 2008 (Paul M. Hauge)
"Navigating the Affordable Housing Fee," Real Estate New Jersey, November 2008 (Howard D. Geneslaw, Jennifer P. Smith)
"New Jersey Appellate Court Rules on 'Use Variances'," MidAtlantic Real Estate Journal, October 17 - November 20, 2008 (Howard D. Geneslaw, Jason R. Tuvel)
"Broad View of the Expansion of the Tax Bulk Sales Notification Requirements," New Jersey Law Journal, October 15, 2008 (Russell B. Bershad, Peter J. Ulrich)
"New York's New (Improved?) Brownfield Law," New York Law Journal, August 26, 2008 (David J. Freeman)
"Was the Zoning Officer Wrong? A Guide to Equitable Relief," MidAtlantic Real Estate Journal, August 22 - September 11, 2008 (Alfred R. Fuscaldo)
"Court Rules on Challenge to Antiquated Redevelopment Plan," MidAtlantic Real Estate Journal, July 25 - August 7, 2008 (Jason R. Tuvel, Edward F. McTiernan)
"Statute Gives New Jersey DEP Greater Enforcement Powers and Penalty Authority," In-Sites, July 18, 2008 (Paul M. Hauge)
"Appellate Court Finds That Challenge to Antiquated Redevelopment Plan Should Proceed," In-Sites, July 8, 2008 (Jason R. Tuvel, Edward F. McTiernan)
"Remote Control: Navigating Land Use for Remote Drive-Through Facilities," New York Real Estate Journal, June 17, 2008 (Jennifer M. Porter, Jennifer P. Smith)
"Eminent Domain Update," Real Estate New Jersey, June 2008 (Howard D. Geneslaw, Jason R. Tuvel)
"Critical Info SEQRA Negative Declarations Should Contain," New York Real Estate Journal, April 29, 2008 (Howard D. Geneslaw, Jennifer M. Porter)
"Enforceability of Time-of-the-Essence Clauses in Real Estate Contracts and Amendments in NY and NJ," Mid Atlantic Real Estate Journal, March 28, 2008 (Shepard A. Federgreen)
"Appellate Court Broadens Property Owners' Right to Challenge Redevelopment Designations in New Jersey," In-Sites, March 19, 2008 (Howard D. Geneslaw, Jason R. Tuvel)
"New Law Broadens Notification Requirements for New Jersey Site Remediation Projects," In-Sites, February 27, 2008 (Paul M. Hauge)
"New Jersey Mandates Recycling of Televisions and Computers," In-Sites, February 27, 2008 (Paul M. Hauge)
"Defining, Regulating and Understanding Accessory Uses," New York Real Estate Journal, February 19, 2008 (Howard D. Geneslaw, Jennifer M. Porter)
"Appellate Division Ruling Addresses Two Significant Issues," New York Real Estate Journal, December 25, 2007 (Howard D. Geneslaw, Michael Miceli)
"Protecting nonconforming uses from abandonment, etc.," New York Real Estate Journal, November 20-26, 2007 (Howard D. Geneslaw)
"Transfer Tax - Window of Opportunity," In-Sites, November 20, 2007 (Russell B. Bershad)
"The Rise in NRD Suits," New Jersey Law Journal, November 12, 2007 (John H. Klock)
"The Role of Architectural Review Boards in New Jersey," NJPA Real Estate Journal, October 26, 2007 (Jason R. Tuvel, Michael Miceli)
"The New Rules of Redevelopment," New Jersey Law Journal, October 19, 2007 (Howard D. Geneslaw, Shepard A. Federgreen)
"Filing of a Land Use Decision with the Municipal Clerk's Office Beyond the 5-day Timeframe is a Loss for the Applicant and a Win for a Potential Challenger," New York Real Estate Journal, October 16, 2007 (Howard D. Geneslaw, Jennifer M. Porter)
"When One Door Closes, Another Opens: Supreme Court Holds That 'Potentially Liable Volunteers' Can Recover CERCLA Cleanup Costs," The Real Estate Finance Journal, Fall 2007 (Paul M. Hauge)
"New Jersey Courts Require Substantial Evidence," NJPA Real Estate Journal, September 28, 2007 (Susanne Peticolas, Ivette P. Alvarado)
"Timing is Not the Only Issue of Concern for Challenges to the Issuances of a Certificate of Occupancy," New York Real Estate Journal, September 18, 2007 (Howard D. Geneslaw, Jennifer M. Porter)
"The Duty of Environmental Consultants," New Jersey Law Journal, August 27, 2007 (Susanne Peticolas, David A. Brooks)
"New Jersey Governor Signs Global Warming Response Act," In-Sites, August 22, 2007 (Paul M. Hauge)
"New Jersey Files Massive New Set of NRD Lawsuits," In-Sites, August 22, 2007 (Paul M. Hauge)
"Can a Municipality Restrict a Business' Hours of Operation in New York State?, Part III," New York Real Estate Journal, August 21, 2007 (Howard D. Geneslaw, Jason R. Tuvel)
"Following Gallenthin's Lead, NJ Court Invalidates Newark's Designation of the Mulberry Street Area as 'An Area in Need of Redevelopment'," In-Sites Special, August 15, 2007 (Ivette P. Alvarado)
"Can a Municipality Restrict a Business' Hours of Operation in New York State?, Part II," New York Real Estate Journal, July 17, 2007 (Howard D. Geneslaw, Jason R. Tuvel)
"Real Estate Contracts: Land Use Clauses," Northeast Real Estate Business, July 2007 (Shepard A. Federgreen, Howard D. Geneslaw, Jason R. Tuvel)
"Easements: Going Beyond the Four Corners of the Document," NJPA Real Estate Journal, June 27, 2007 (Jason R. Tuvel)
"New Jersey Awards Rare Default Approval," NJPA Real Estate Journal, June 22 - July 12, 2007 (Howard D. Geneslaw)
"Can a Municipality Restrict a Business' Hours of Operation in New York State?, Part I," New York Real Estate Journal, June 19 - 25, 2007 (Howard D. Geneslaw, Jason R. Tuvel)
"New Jersey Supreme Court Holds Redevelopment Designation Cannot Be Based Solely On Not Fully Productive Use of Property ," In-Sites Special, June 18, 2007 (Howard D. Geneslaw, Jason R. Tuvel)
"When One Door Closes, Another Opens: U.S. Supreme Court Holds That Potentially Liable "Volunteers" Can Recover CERCLA Cleanup Costs," In-Sites Special Alert, June 15, 2007 (Paul M. Hauge)
"Is a 'Redevelopment' Designation Forever?," New Jersey Lawyer, June 12, 2007 (Howard D. Geneslaw, Jason R. Tuvel)
"Don't Take Property, At Least Not Without Telling Someone!," The Metropolitan Corporate Counsel, June 2007 (Douglas J. Janacek, Jason R. Tuvel)
"Public Advocate Releases Report on Eminent Domain Abuse, Calls For Action on Pending Reform Legislation," In-Sites, June 1, 2007 (Paul M. Hauge)
"The Pitfalls of Incorporating Compliance with Consultant Comments as a Condition of Approval," New York Real Estate Journal, May 15, 2007 (Howard D. Geneslaw, Jennifer M. Porter)
"Fast-tracking Owner Consent To Land Use Applications," In-Sites, April 18, 2007 (Howard D. Geneslaw)
"New Law Taxes Parking Fees," In-Sites, April 18, 2007 (Howard D. Geneslaw)
"Has Europe's Reach Exceeded Its Grasp (With apologies to Robert Browning)," In-Sites, April 18, 2007 (John H. Klock)
"High Court Rules That EPA Has Authority To Regulate CO2 Emissions From Cars, Must Provide Explanation For Deciding Not To Regulate ," In-Sites, April 18, 2007 (Paul M. Hauge)
"Will The Other Shoe Drop?: Supreme Court To Decide Whether Potentially Liable "Volunteers" Can Recover CERCLA Cleanup Costs ," In-Sites, April 18, 2007 (Paul M. Hauge)
"New Law Requires Notice of Hearing to Adjacent Municipality," New York Real Estate Journal, April 17 - 23, 2007 (Howard D. Geneslaw)
"New York Agencies Take Lead in Addressing Soil Vapor Concerns," BNA's Environmental Due Diligence Guide , April 2007 (David J. Freeman)
"Keeping the Facts (And Advice) Straight: Recognizing and Preventing Conflicts of Interest When You Hire an Environmental Consultant," The Metropolitan Corporate Counsel, April 2007 (Susanne Peticolas, David A. Brooks)
"Lowering the Density Level - An Analysis of Grubbs v. Slothower," NJPA Real Estate Journal, March 23 - April 12, 2007 (Douglas J. Janacek, Jason R. Tuvel)
"Appeals Court Strikes Down Third Round COAH Rules; Corzine Administration Given Six Months to Develop New Affordable Housing Plan," In-Sites Special Alert, January 29, 2007 (Douglas J. Janacek, Jennifer M. Porter)
"Beware of Permitting Requirements Upon a Change in Occupancy," NJPA Real Estate Journal, December 22, 2006 (Howard D. Geneslaw)
"Environment and Land Use - New Flood Hazard Area Control Rules Proposed," New Jersey Lawyer, December 18, 2006 (Douglas J. Janacek, Jason R. Tuvel)
"New Jersey Adopts Emergency Child Care Center Requirements ," In-Sites, December 13, 2006
"Seller Beware: Disclose Latent Environmental Conditions," In-Sites, December 13, 2006 (David A. Brooks)
"New Jersey Supreme Court Approves of Condemnation to Stop Development: Mount Laurel Township v. MiPro Homes, L.L.C.," In-Sites, December 13, 2006 (Paul M. Hauge)
"NJ Court Decision Narrows "Particular Suitability" as Ground to Support Use Variance," NJPA Real Estate Journal, November 24, 2006 (Howard D. Geneslaw)
"Court of Appeals Tackles Appeal Periods and Protests Involving Zone Changes," New York Real Estate Journal, November 21, 2006 (Howard D. Geneslaw)
"Dealing with Kelo: New Jersey Legislature Considers Redevelopment Reforms," NJPA Real Estate Journal, October 27, 2006 (Howard D. Geneslaw, Susanne Peticolas)
"Sea Change in Transfer Tax," New Jersey Law Journal - Real Estate & Title Insurance, October 23, 2006 (Russell B. Bershad, Jason R. Tuvel)
"Grace Act Rules: Graceless," In-Sites, Special Alert, October 6, 2006 (David A. Brooks)
"Meet the Lawyers," Real Estate New York Profile, October 2006 (Shepard A. Federgreen)
"Expired Approvals and the Right to Build - When is Enough, Enough?," NJPA Real Estate Journal, September 22, 2006 (Douglas J. Janacek, Michael Miceli)
"2006 Amendments to The Freedom of Information Law," New York Real Estate Journal, September 19, 2006 (Howard D. Geneslaw, Jennifer M. Porter)
"Easements and Zoning Compliance," Northeast Real Estate Business, September 2006 (Howard D. Geneslaw, Michael Miceli)
"Board's Consultants Need Not Always Be Under Oath," NJPA Real Estate Journal, August 25, 2006 (Howard D. Geneslaw)
"What Every Retail Property Owner and Tenant Should Know About Zoning Violations in New York (Part 4)," New York Real Estate Journal, August 15, 2006 (Howard D. Geneslaw, Jennifer M. Porter)
"Redevelopment: Exception Allowing the Record to be Supplemented in an Action in Lieu of Prerogative Writ," NJPA Real Estate Journal, July 28, 2006 (Howard D. Geneslaw, Jason R. Tuvel, Nancy A. Lottinville)
"What Every Retail Property Owner and Tenant Should Know About Zoning Violations in New York (Part 3)," New York Real Estate Journal, July 18, 2006 (Howard D. Geneslaw, Jennifer M. Porter)
"NJ Court Suspends Zoning and Orders Remedies Aimed at Creating Opportunity," NJ/PA Real Estate Journal, June 23 , 2006 (Howard D. Geneslaw, Jason R. Tuvel, Michael V. Elward)
"What Every Retail Property Owner and Tenant Should Know About Zoning Violations in New York (Part 2)," New York Real Estate Journal, June 20, 2006 (Howard D. Geneslaw, Jennifer M. Porter)
"Maintaining an Action for Adverse Possession and Easement by Prescription in New Jersey," NJ/PA Real Estate Journal, May 26, 2006 (Russell B. Bershad, Jason R. Tuvel)
"In Startling Reversal of Precedent, Third Circuit Joins Other Circuits on Recoverability of CERCLA Oversight Costs," In-Sites, May 12, 2006 (David A. Brooks)
"Deviations from Sign Limitations: Dimensional Variance or Use Variance," NJ/PA Real Estate Journal, April 28, 2006 (Howard D. Geneslaw)
"Religious Land and Institutionalized Persons Act -- A Substantial Burden?," New Jersey Lawyer, April 3, 2006 (Howard D. Geneslaw, Michael Miceli)
"Look Before You Leap - New Hurdles For Brownfields Re-Development," The Metropolitan Corporate Counsel, April 2006 (William S. Hatfield)
"Leases: A Quick Look," The Metropolitan Corporate Counsel, April 2006 (Russell B. Bershad)
"A New 'Default' Rule for Buyers of Industrial Sites -- EPA and ASTM Issue New Standards for Pre-acquisition Due Diligence," Commerce Magazine, April 2006 (Paul M. Hauge, Michelle A. Shaw)
"Re-thinking Brokerage Agreements: The Time and Money Spent May be Well Worth it," New York Real Estate Journal, March 28, 2006 (Shepard A. Federgreen)
"Tenants Also Have Power of Consent," The National Law Journal, In Focus, Real Estate, March 27, 2006 (Howard D. Geneslaw, Jason R. Tuvel)
"Lighten Laborious Leases," New Jersey Law Journal, March 27, 2006 (Shepard A. Federgreen)
"Look Before You Leap - New Hurdles For Brownfields Re-Development," The Metropolitan Corporate Counsel, April 2006 (William S. Hatfield, Camille V. Otero)
"Post Kelo Cases Suggest Heightened Judicial Scrutiny of Procedural Due Process Aspects of Municipal Redevelopment Plans," NJPA Real Estate Journal, February 24, 2006 (Howard D. Geneslaw)
"Zoning Variance vs. Zoning Amendment: How to Decide," NJPA Real Estate Journal, January 13, 2006 (Howard D. Geneslaw)
"Vapor Intrusion - Add Another One to Your List," New Jersey Lawyer, December 2005 (Camille V. Otero, Co-authored)
"Safety First, But How Much? Commercial Landlords Grapple with Standard of Liability Over Security Measures.," New York Law Journal, November 28, 2005 (Shepard A. Federgreen)
"NJDEP Proposes De Facto Sewer Ban and Significant Restrictions Affecting New Septic Systems," In-Sites, Special Alert, November 16, 2005 (Douglas J. Janacek, Jason R. Tuvel)
"What's All the Stink About Vapor Intrusion?," Construction Executive, November 2005 (William S. Hatfield, Camille V. Otero)
"Condemnation in New Jersey: No Place to Run; No Place to Hide? Mount Laurel Township vs. Mipro Homes, L.L.C.," In-Sites, October 31, 2005 (The Real Properties Group)
"Chancery Judge Takes DEP to Task for Making Developer Wait for Highlands Act Decision," In-Sites, October 31, 2005 (Paul M. Hauge, Susanne Peticolas)
"New Jersey Supreme Court Returns to "Bright Line" Test of Ownership for Doctrine of Lot Merger," In-Sites, October 31, 2005 (The Real Properties Group)
"Achieving Efficiency in Lease Forms," The National Law Journal, October 3, 2005 (Shepard A. Federgreen)
"Look Before You Buy - Due Diligence: Check Title, Zoning, Permits, Environment," NJPA Real Estate Journal, August 26, 2005 (Susanne Peticolas, Howard D. Geneslaw)
"Leases: What To Know Before Signing," Northeast Real Estate Business, June 2005 (Shepard A. Federgreen)
"Natural Resource Damage -- Corporate Hazard Ahead," The Metropolitan Corporate Counsel, April 2005 (Susanne Peticolas)
"You Can't Take That Away From Me -- Limits on the Right of Redevelopment," New Jersey Lawyer, March 21, 2005 (Paul M. Hauge, Howard D. Geneslaw)
"You Can't Take That: Judge Blocks Township's Bid To Declare Property As 'Area In Need Of Redevelopment' To Make Way For New Pharmacy," In-Sites, January 27, 2005 (Paul M. Hauge, Howard D. Geneslaw)
"Unpaid Volunteers?: Supreme Court Cuts Off CERCLA Contribution Actions By Parties That Have Not Faced Government Suits," In-Sites, January 27, 2005 (Paul M. Hauge)
"Spill Act Amendment Provides Protection From NRD Claims; Proposed Law Would Make Funds Available For Redevelopment," In-Sites, January 25, 2005 (Paul M. Hauge, Michelle A. Shaw)
"Zoning Due Diligence in New Jersey," New York Law Journal, November 29, 2004 (Howard D. Geneslaw)
"An Overview of New Jersey's Natural Resource Damage Program," Business Week, November 15, 2004 (Susanne Peticolas, Edward F. McTiernan, Arthur J. Clarke)
"USEPA Creates New Standard for Pre-Acquisition Due Diligence to Replace ASTM Phase I ESA's," In-Sites, October 15, 2004 (The Real Properties Group)
"Permit Streamlining in New Jersey: An Oxymoron?," In-Sites, October 15, 2004 (Russell B. Bershad)
"State Takes Control Over Development Decisions for Hundreds of Thousands of Acres as Highlands Act Becomes Law of the Land in Much of Northern New Jersey," In-Sites, October 15, 2004 (Paul M. Hauge, Douglas J. Janacek)
"Know What Your Client is Buying," New Jersey Law Journal, September 27, 2004 (Howard D. Geneslaw)
"NJDEP Issues Draft Soil Remediation Standards," In-Sites, Special Alert, September 1, 2004 (The Real Properties Group)
"Negative County Recommendations Can Result in Denial of Project, Despite Local Majority Approval," New York Real Estate Journal, August 24, 2004 (Howard D. Geneslaw)
"NJDEP Legislative, Regulatory and Policy Update - Highlands Water Protection and Planning Act, Stormwater Regulations and ISRA Letters of Nonapplicability ('LNA')," In-Sites, Special Alert, April 30, 2004 (Douglas J. Janacek, Gregory R. Alvarez, Arthur J. Clarke)
"NJDEP Stops Processing LNA Applications for Certain Property Types," April 28, 2004 (The Real Properties Group)
"COAH Proposal Would Overhaul Affordable Housing Policy, Abandon Past Approaches to "Fair Share" Determinations by Linking Municipal Obligations to Actual Growth," In-Sites, March 8, 2004 (Paul M. Hauge, Howard D. Geneslaw)
"Capitol Connection," In-Sites, March 8, 2004 (The Real Properties Group)
"Stormwater Management Regulations," In-Sites, January 20, 2004 (Douglas J. Janacek, Gregory R. Alvarez)
"Environmental Reporting Obligations," ABA Handbook, Environmental Aspects of Real Estate and Commercial Transactions, Third Edition, 2004 (David J. Freeman)
"After D.L. Holdings - Plan Approvals May Expire When Local Zoning Changes," New Jersey Lawyer, September 22, 2003 (Howard D. Geneslaw)
"Out of the Closet Into the Board Room: Mold Is In Your Future," In-Sites, August 29, 2003 (John H. Klock)
"Island Ventures Court Holds Bona Fide Purchaser Not Bound By Unrecorded CAFRA Restriction," In-Sites, August 29, 2003 (Paul M. Hauge)
"Affordable Housing Advisors Subject to Conflict Rules," In-Sites, August 29, 2003 (Paul M. Hauge, Nancy A. Lottinville)
"Capitol Connection," In-Sites, August 29, 2003 (The Real Properties Group)
"Round Three: Claims for Intentional Discrimination, Private Nuisance Survive in South Camden Environmental Justice Case," In-Sites, August 29, 2003 (Paul M. Hauge, Susanne Peticolas)
"Owens-Illinois, Carter-Wallace Bar Enforcement of Non-Cumulation Clauses in Environmental Contamination Cases, New Jersey Supreme Court Rules in Key Insurance Case," In-Sites, August 29, 2003 (Paul M. Hauge, Susanne Peticolas)
"Un-Natural Resource Damages: NJDEP Goes Too Far Afield," The Metropolitan Corporate Counsel, May-July 2003 (William S. Hatfield, Peter J. Herzerg)
"Capitol Connection," In-Sites, April 24, 2003 (The Real Properties Group)
"Tax Abatements on Hold -- Legislation Proposed," In-Sites, April 24, 2003 (Russell B. Bershad)
"Appellate Division Clarifies Standard of Zoning Board of Adjustment Review of Site Plans Which Also Seek Conditional-use Variance Relief," In-Sites, April 24, 2003 (The Real Estate Department)
"Creditors Must React Quickly When Debtors Default on Post-Petition Obligations," The Business Advisor, April 11, 2003 (Mark Conlan)
"Indication of Environmental Harm That Points to Need for Investigation, Not Actual Sampling Results, Is Sufficient Notice Under New Jersey's Discovery Rule, Says Federal Judge," April 9, 2003 (Paul M. Hauge, Susanne Peticolas)
"State Appellate Court Approves Use of Environmental Reservation Clauses that Leave Condemnees Potentially Liable for Future Cleanup Costs," In-Sites, October 31, 2002 (Paul M. Hauge, Susanne Peticolas)
"Supreme Court Reaffirms Availability of Builder's Remedy in Mount Laurel Litigation, Approves Consideration of Market Demand in Assessments of Municipalities' Compliance with Fair Housing Requirements," In-Sites, October 31, 2002 (Paul M. Hauge, Howard D. Geneslaw)
"Capitol Connection," In-Sites, October 31, 2002 (The Real Properties Group)
"Commercial Real Estate Broker's Failure to Perform Found to Violate New Jersey Consumer Fraud Act; Damages Tripled!," In-Sites, July 31, 2002 (Shepard A. Federgreen)
"Land Development and Land Mines: Maneuvering Through the Approval Process in New Jersey," In-Sites, July 31, 2002 (The Real Estate Department)
"Supreme Court Rejects Rule That Would Have Required Compensation For All Temporary Development Bans, Holds That Such Bans Must Be Evaluated Under Penn Central Multi Factor Test," In-Sites, July 31, 2002 (Paul M. Hauge)
"Capitol Connection," In-Sites, July 31, 2002 (The Real Properties Group)
"New York Seeks to Recover Landfill Closure Costs Through Inventive Use of Superfund," In-Sites, July 31, 2002 (John H. Klock, Edward F. McTiernan)
"The Brownfields Revitalization and Environmental Restoration Act of 2001: Two New Defenses to CERCLA Liability - Do They Accomplish the Goals of Congress?," The Metropolitan Corporate Counsel, June 2002 (William S. Hatfield)
"New Jersey Developers Receive Reprieve from the Recent "Six Dwelling Units or More" Water Quality Management ("WQM") Planning Rules for Projects Outside Designated Sewer System Areas ," In-Sites, May 2, 2002 (The Real Estate Department)
"Drafting Indemnification Provisions," In-Sites, May 2, 2002 (The Real Properties Group)
"New Jersey Hit with Mandatory Statewide Water Restrictions," In-Sites, May 2, 2002 (Susanne Peticolas)
"Environmental Equity: A New Hurdle for the Permit Weary," In-Sites, May 2, 2002 (John H. Klock)
"Capitol Connection," In-Sites, May 2, 2002 (The Real Properties Group)
"Third Circuit Closes Second Door on Plaintiffs In South Camden Environmental Justice Case," In-Sites, May 2, 2002 (Paul M. Hauge, Susanne Peticolas)
"Congress Moves to Encourage Redevelopment of Brownfields in New Superfund Amendments," In-Sites, May 2, 2002 (Paul M. Hauge)
"The Brownfields Revitalization and Environmental Restoration Act of 2001: Impacts on Environmental Due Diligence for Corporate and Real Property Transactions under CERCLA," The Metropolitan Corporate Counsel, May 2002 (William S. Hatfield)
"EMERGENCY PREPAREDNESS: TEN QUESTIONS YOU SHOULD ASK," In-Sites, Special Alert, March 12, 2002 (The Real Properties Group)
"New Law Sets 3-Year Limit on Construction Permits; Allows Revocation of Permits for, and Demolition of, Unfinished Projects," In-Sites, February 5, 2002 (Howard D. Geneslaw, Gregory R. Alvarez)
"The Brownfields Revitalization and Environmental Restoration Act: Some Implications for Property Owners and Developers," BNA Environmental Due Diligence Guide, March 2002 (David J. Freeman)
"EPA Launches New Hospital and Healthcare Environmental Enforcement Initiative," In-Sites, January 14, 2002 (Susanne Peticolas, Arthur J. Clarke)
"Recently Enacted Changes in CERCLA Liability Scheme," In-Sites, January 14, 2002 (Paul M. Hauge, Edward F. McTiernan)
"Capitol Connection," In-Sites, January 14, 2002 (The Real Properties Group)
"New Jersey Legislature Serves Up An Appetizer to Contractors," In-Sites, January 14, 2002 (John H. Klock)
"Court Rules Scope of Subrogation Waiver Clause is Limited," In-Sites, January 14, 2002 (Shepard A. Federgreen)
"Real Estate Update," January 11, 2002 (The Real Properties Group)
"Supreme Court Decision Rejects Harsh Rule That Would Have Barred Regulatory Takings Claims By Property Owners Who Took Title After Regulations Were In Place," In-Sites, January 14, 2001 (Paul M. Hauge)
"Issue Whether Tenant Is an Owner Still Undecided in Environmental Law," In-Sites, November 1, 2000 (John H. Klock)
"Brownfields: Business Opportunities for Redevelopment of Contaminated Sites," International Legal Strategy Legal Risk Management for Japan Business Executives, April 15, 1999 (William S. Hatfield, Co-authored)
"The New Jersey Brownfield and Contaminated Site Remediation Act: Another Step in the Right Direction," NJSBA Environmental Law Section Newsletter, April 1998 (William S. Hatfield, Co-authored)


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2013 America's Cup
Sail-World.com : A Swiss challenge to the Little America's Cup in 2013
A Swiss challenge to the Little America's Cup in 2013
'The Hydroptère.ch (© Christophe Launay/HYDROS -
Christophe Launay ©
Today, the group behind the Hydroptère.ch announced three new projects, one of them being a challenge to the Little America's Cup to take place in Falmouth, UK during the summer of 2013. This competition is raced on Class-C catamarans with wings. Interestingly, it will take place a couple of weeks before the final of the America's Cup in San Francisco.
Since its inception in 1961, the Little America's Cup has symbolized fundamental research and pioneered technological development on a human scale. Switzerland has all the skills required to win the competition; Hydros aims to harness the skills to achieve this ambitious goal. The new cat will, in fact two boats, will be built at the Decision yard of Alinghi's fame.
For this it will use some of the learning gathered with the Hydroptère.ch that has been designed to break all the speed records on lake Geneva, it holds two already but is short of the round the lake 'blue ribbon' challenged which still belong to a Decision 35 catamaran. The Hydroptère.ch has been slightly modified for this year and is ready to sail again, in fact it was schedule to make a attempt this very same day, but the north wind did not established itself early enough, the crew, slightly disappointed will stay on call for these next days.
Aside of these two leading projects the leading entity called Hydros will also initiate a kind of challenge between universities called the 'Defi des grandes écoles' on the way to be more efficient in the use of energy be it wind or other. More to come on that front, in any case, keep in touch through the Hydros
. The main partner behind Hydros is the Lombard Odier bank, 'We aim to develop the technologies of tomorrow and perpetuate a pioneering spirit,' says Thierry Lombard, the originator of Hydros.
'L'Hydroptère.ch and the research we are doing for the Little America's Cup give us the opportunity and the privilege to add to our knowledge and develop new and innovative technologies. The 'Défi des Grandes Ecoles' will enable us to share this knowledge with the academic world and draw attention to the issues of maritime transport, with the goal of providing both ideas and solutions that address the problems of energy supply.'
Part of crew of the Hydroptère.ch - Jean Philippe Jobé
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Mr. Daniel Schmaeh skipper of the Hydroptère.ch - Jean Philippe Jobé
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The press conférence pannel which include Mr. Simon Wattin from the VPLP design team (last right) - Jean Philippe Jobé
Click Here to view large photo
M. Thierry Lombard and M. Jérémie Lagarrigue (project coordinator) - Jean Philippe Jobé
Click Here to view large photo
by Jean Philippe Jobé
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the TAs for anatomy and zoology got their classes together and had them write down all their sex questions and put them in a box, then they pulled the questions and answered (most of) them. so here are the questions being asked by the last best hope of mankind:
Can a penis/vagina get clogged? If so how?
i also have a weird suitemate named aakarsh
edit: originals of question cards now on page 6


text:
Services & Amenities:
Within Facility | |
2013 / 2014 Bathhouse Renovations:
The following loops will be closed during the 2013 and 2014 camping season for Phase I of renovations of Assateague bathhouses:
Phase II is expected to begin in September of 2014 through May 2015 for bathhouses in Loops G, H, I, J.
2013 Reservation/Transaction Fees:
In addition to the park facility use fee, there is a nightly reservation/transaction fee. Internet reservations, the per night fee is $4.56. Call Center, the per night fee is $4.61. Walk-In transactions at the park, the per night fee is $4.51. Reservation/Transaction Fees are Non-Refundable.
Cancellation Fee Policy Change-Effective May 1, 2013: To better serve our Maryland Park Service customers, we are changing our cancellation policy to a reservation cancellation service charge of $6 per reservation; except for Assateague Island State Park, which will remain at $6 per night. ASSATEAGUE STATE PARK, MDStatus: Open through Sun Oct 27 2013 Season Dates Max reservation window: Tue Jun 17 2014 Later Dates 312 site(s) found
ALL (312) DescriptionEnjoy the fun in the Sun! Assateague State Park, Maryland's only ocean park is located on Assateague Island, a barrier island bordered on the east by the Atlantic Ocean and on the west by Sinepuxent Bay. Two miles of ocean beaches make this park popular for camping, swimming, beachcombing, sunbathing, surfing and fishing. The island's bay side offers canoeing and kayaking in secluded coves and marsh areas with unbelievable wildlife viewing opportunities. The Assateague wild ponies are among the favorite inhabitants of the island, as well as, sika deer. Services & Amenities:
Alerts and Important InformationYouth Group Camping Reservations: Youth Groups must call the Reservation Call Center at 1-888-432-2267 to reserve Youth Group Sites. Maryland Park Service Youth Group Pass is required. FREE WIFI IS AVAILABLE AT THE ASSATEAGUE STATE PARK CAMP STORE LOCATED AT THE DAY USE AREA. ASSATEAGUE:
OFFICE HOURS 2013: CHECK IN BEGINS AT 2 P.M. No camper is allowed to check-in prior to that time. You must register during office hours, no late arrival permitted. No camper or visitor may enter without first checking in at Ranger Station. PETS: are permitted within J-Loop; H-Loop; and I-Loop Sites: 37,38,39,40,41,42,43,44,45,46,47,48,49,50,51; and adjoining beach area from H-Loop cross-over south to the National Park Boundary. Additional Pet Policy Information can be found at: Getting There:GPS Info. (Latitude, Longitude):38.22917, -75.14361 38°13'45"N, 75°8'37"W 8 miles south of Ocean City and may be reached via MD Route 50 to MD Route 611. Contact Information:Mailing Address:ASSATEAGUE STATE PARK7307 STEPHEN DECATUR HIGHWAY BERLIN MD 21811 Phone Number:Information: (410)641-2918 |


text:
ALTUS — Western Oklahoma State College (WOSC) announced today that they will be visited by their accrediting body, the Higher Learning Commission of the North Central Association of Colleges and Schools, early next year.
The purpose of this visit is to further evaluate the content and format of the college's accelerated online course offerings.
"We are confident about the innovative work of our faculty and staff, the rigor of our courses, our standards of academic quality, and the efforts we take daily to advance higher education through the use of technology," said Dr. Phil Birdine, president of WOSC. "We value public transparency and welcome the opportunity to further reinforce our high academic standards through a visit from the Higher Learning Commission of the North Central Association of Colleges and Schools advisory team early next year. We are certain the findings of this visit will demonstrate that the academic integrity of our online courses is the same as the integrity of the courses we offer though the traditional university setting."


text:
Award winning B & B on Amelia Island. Romantic getaway & spa packages, Whirlpool tubs, fireplaces, Christmas Package, Destination weddings, Vow Renewals.
10 rooms
The perfect blend of romantic elegance, comfort and hospitality. Just steps away from marvelous restaurants, every variety of clever boutique, and antiques of every kind. Private yacht available for cruising or overnight stays.
12 rooms
Emma's Bed and Breakfast, the hidden jewel of St. Marys, is a beautiful escape to tranquility and relaxation. Offering the finest in lodging, hospitality and service, it is your Cumberland Island connection.
9 rooms
Victorian hideaway in quaint historic fishing village off I-95. Ferry to Cumberland Island National Seashore. Golf Cart Community. Healing and Spa Treatments. Personality Consultations.
6 rooms
Originally built in 1915 as a summer beach home for the Arnot family, Fig Tree Inn is a lovely old cedar shake shingle cottage just one half block from the beach. Wonderful times can be shared with family and friends for any occasion.
6 rooms
The Riverdale Inn is a turn-of-the-century mansion located in the historic Five Points area of Riverside. A full service pub is on the premises for the use of our guests only.
10 rooms
St. Johns House is a B&B in the European tradition: a private residence welcoming overnight travelers. Opened in 1992, it is geared to both business and leisure travelers. Each of the three guest rooms has a queen bed and private bath; WIFI is included in the price of the room and is available thruout the house and grounds.. The location is convenient to downtown, the sports complex and convention center. The surrounding historic district offers one of a kind shopping, dining and delightful walking venues.
3 rooms
This romantic, intimate resort nestled on the banks of St Johns River features a Mediterranean style mansion surrounded by Live Oaks draped in Spanish moss, manicured gardens and gurgling fountains. Old World Florida still exists at the Club Continental.
22 rooms
Nestled under the ancient live oak trees and between the parks and the historic oceanfront Village and Lighthouse, you will find our unique Inn.
34 rooms
We are not your ordinary inn. Sitting at the end of historic Broad Street, we are situated in a 75-year-old warehouse that boast a riverfront porch spanning our establishment from end-to-end.
7 rooms


text:
Infiniti, founded in 1989 and based in Japan, is the luxury car division of Nissan. The Infiniti coupes, sedans and crossovers are based on Nissan's FM platform which places the center of the engine behind the front wheels evening weight distribution while improving braking, acceleration, and handling.
2013 Infiniti EX37
Replacing the EX35, the 2013 Infiniti EX37 is a luxury crossover with seating for five, available with standard RWD and optional intelligent AWD.
2013 Infiniti JX35
All new for 2013, the Infiniti JX is a mid-size luxury SUV with a towing capacity of 3,500 lbs. and seating for seven.
Your ZIP Code is used to provide you with information specific to your location. | ||||


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text:
Unlock all levels - The Lord of the Rings: The Two Towers
More: PlayStation 2 The Lord of the Rings: The Two Towers cheats
Also on: Gameboy Advance GameCube XBox dvd
Unlock all levels
Play any level, go to pause menu and hold L1, L2, R1, and R2, and then press Square, Up, Down, Left Triangle.
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The camo-colored boat built of cardboard and duct tape had the fastest times in each of the three heats, with the fastest time of 1 minute, 13 seconds, and won a trophy for fastest time, as well as winning the competition, Saturday at Dundee Lake Park, out of 14 teams.
Finishing second in the final race to UGA-Griffin was the team from Spalding Regional Medical Center, with a pirate-themed boat, Spalding Regional also won second place for best winning time of 1:27, beating out Spalding County Parks and Recreation team, which finished third with 1 minute, 33 seconds in both their second and third heats.
The theme for the day was United We Rock, and Rock 'em Sock 'em Robots was the them for the Parks and Recreation boat. They also hosted a Rock 'em, Sock 'em Robots contest, with the overall winner being "Fred Flintstone" from Perkins.
The Perkins boat had a Flintstones theme and resembled the Flintstones car with employees dressed at Fred, Wilma, Barney and Betty. The Perkins team took home three trophies Saturday – People's Choice, Most Spirited and they won the demolition derby.
Only six of the 14 teams participated in the demolition derby, as the two finalists had yet to race and three of the boats that sank were no long sea worthy. The first team out in the demolition derby was Spalding County Parks and Recreation, who won last year, followed by Caterpillar, Spalding County Fire, First National Bank and Griffin-Spalding County Schools.
The Griffin-Spalding County Schools team also won a trophy for Judges Choice for their red, white and blue, patriotic-themed boat. Picking up the Best Sinking Award was both teams from Southern Crescent Technical College, as both blue and green boats tipped over and sank soon after launch in their first heats.
The annual boat race is a fund-raiser for Griffin Spalding County United Way and is just one of many events the pace-setters have planned to raise money to benefit 18 agencies that service Spalding County including Abundant Life Soup Kitchen, Adult Literacy Program, Boy Scouts of America - Flint River Council, Council on Aging, Georgia Three Rivers Chapter of the American Red Cross,
Girl Scouts of Greater Atlanta, Griffin Area Resource Center, Griffin Area Habitat for Humanity. Hope Health Clinic, House of Hope, Midway Recovery Systems, Partners in Education, Project Linus, Salvation Army, Salvation Army Community Center for Boys and Girls, Spalding Samaritans, Special Olympics and Stepping Stones.
As of Saturday, several of the pacesetters had already met or exceeded their pledges, while others were well on the way, with an estimated total of $230,000 raised or pledged so far. Caterpillar has pledged $90,000 and as of Saturday had exceeded $100,000. They were also grilling hot dogs and hamburgers Saturday, for donations to go to United Way.
The other top pledges made by employees were $30,000 by Spalding Regional Medical Center, $21,000 by United Bank, $20,000 by Griffin-Spalding County Schools, $15,000 by First National Bank, $12,000 by Spalding County, $10,000 by City of Griffin, $10,000 by UGA-Griffin and $9,000 by Perkins, with employees saying they'd already raised $9,865.
The Spalding County Sheriff's Office Dive Team was also on hand, just in case, and only had to retrieve parts of boats, but no participants from the water this year.


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------------------------------------- The name's Peter. From New Jersey. 22 years old. Absurdly sarcastic. Read much more in my "about me" by clicking on the link below. =) Side note: Many people are wondering why there are no "non-anon" questions on my blog. It's because I answer them privately so my blog doesn't get overwhelmed with questions. Side side note: I don't do promos. Side side side note: I don't reblog unless the post is something I really feel needs to be seen.
Catching Elephant is a theme by Andy Taylor
While once again spending some quality time with Grandma over the weekend, we'd decided that we should watch a movie. After much deliberation (and by deliberation I mean me showing her movie titles and her saying: "I'm not watching that garbage; there's too much s-e-x (yes she actually spelled it out)), we'd decided on "Texas Chainsaw Massacre," because nothing says quality Grandma-Grandson time like watching a series of incomprehensibly gruesome homicides committed by a mildly retarded psychopath named Leatherface.
So about midway through the movie comes a scene packed with creepy music, dark lighting, and no dialogue; one of those scenes where you know something bad is about to happen. Then, out of nowhere, Leatherface pops out, revs up his big boy saw, and aims straight for the arm of an innocent bystander.
Just as the blade was about to introduce itself to the soon-to-be-single arm, I said, in a moment of disgust: "Jesus Christ, that is one sick bastard." Right at that second, my Grandma paused the movie with surprising speed for someone who's at least a few centuries old.
I turned to her with a disgruntled look and said: "What are you doing? You can't just pause a movie in the middle of an amputation! That ruins the whole moment!"
She said, with her dentures quivering in disdain: "You said the Lord's name in vain. Don't you know that you can be sent to Hell for that?"
This is coming from the "devout catholic" who, just a few hours ago, called Obama an "ugly, big-eared son of a bitch," yet she's worried about me spending all of eternity battling Satan in the fiery depths of hell for saying "Jesus Christ."
I quickly explained: "Grandma, you know I'm an atheist and I don't concern myself with what will happen to me after death. The only thing my lifeless corpse will be battling are worms, tree roots, and a possible a prairie dog or two depending on where I choose to be buried."
With her dentures now on the verge of ejection, she fired back: "*Gasp* I still refuse to believe that my boy is a 'heretic' (remember, she's at least 3 or 400 years old so she still uses ancient terms). You know what? I hope I die real soon so I can make an appointment to speak with God to convince him to let you into Heaven when your time comes. I'm gonna need all the time I can get with him to get your ass off the hook."
See that, folks? That's real love. When a family member offers to croak ahead of schedule in order to spend quality time with God in hopes of saving you from spending eternity being Satan's bitch, you just can't help but get a warm, fuzzy feeling inside. <3