text:
A Great home located just east of downtown Greenville. This home sits on a lovely .4 acre lot with mature trees in the backyard. The home offers 3 bedrooms with 2 full baths and a very efficient kitchen setup. An attached 2 stall garage has added storage above with easy access steps. New carpet and paint throughout. The home sits within walking distance to Cedar Crest Elementary school. All appliances minus the range are included. Home shows excellent!Virtual Tour
Listing information
- Year Built: 1994
- Status: Sale Pending
- New Construction: No
- Above Ground Sq. Feet: 1,484
- Estimated Annual Taxes: $1,971
- Middle School: Greenville Middle School
- Subdivision: V59 - Montcalm County
- Property ID: 103973331
- Beds: 3
- Stories: 0
- Foreclosure: No
- Lot Area: 0.40
- County: Montcalm
- Elementary School: Cedar Crest
- Style: Single Family
- Baths: 2 (Full: 2 3/4: 0 1/2: 0 Other: 0)
- Parking Type Description: Attached 2 cars
- Total Square Footage: 1,484 ($77.43 per sq. foot)
- Lot Size: 132x132
- High School: Greenville High School
- School District: Greenville
Access Feat: Accessibility Features No
Additional Items Garage Door Opener
Air Conditioning Central
Appliances Dishwasher, Dryer, Microwave, Refrigerator, Washer
Basement No
Design Ranch
Driveway Paved
Exterior Features Fenced Back, Patio
Exterior Material Concrete Block, Shingle, Vinyl
Garage Type 2, Attached
Garage: Garage Yes
Heat Source Natural Gas
Heat Type Forced Air
Kitchen Features Center Island
Landscape Shrubs/Hedges
Lot Description Level
Manufactured Details Titled
Manufactured: Manufactured Y/N Yes
Mineral Rights Unknown
Other Basement Rooms: Basement Bedrooms - 0, Basement Rooms: Basement Finished SQFT - 0.00, Basement Rooms: Basement Full Baths - 0, Basement Rooms: Basement Half Baths - 0, Basement Rooms: Total Basement SQFT - 0.00, Lower Rooms: Lower Half Baths - 0, Lower Rooms: Lower Bedrooms - 0, Lower Rooms: Lower Finished SQFT - 0.00, Lower Rooms: Lower Full Baths - 0, Lower Rooms: Total Lower SQFT - 0.00, Main Rooms: Main Bedrooms - 3, Main Rooms: Main Full Baths - 2, Main Rooms: Main Half Baths - 0, Main Rooms: Main Level SQFT - 1484.00, Road Frontage - 132.00, Upper Rooms: Upper Bedrooms - 0, Upper Rooms: Upper Full Baths - 0, Upper Rooms: Upper Half Baths - 0, Upper Rooms: Upper Level Square Feet - 0.00
Property Sub-Type Single Family Residence
Roofing Comp Shingle
Sale Conditions None
Street Type Paved
Substructure Crawl Space
Terms Available Cash/Conventional, FHA, VA
Util Avail at Street Cable, Electric, Natural Gas, Public Sewer, Public Water
Utilities / Sewer Septic System
Utilities Attached Natural Gas
Water Public
Water Heater Natural Gas
Waterfront Options: Waterfront Y/N No
Windows Insulated, Screens
Listed by Gary Hallman of Coldwell Banker Schmidt REALTORS 616-866-4434


text:
Oil States International provides the worldwide oil and gas industry with a wide array of solutions. It is a leading manufacturer of products for deep water production facilities and subsea pipelines, and a leading provider of services, including land drilling, completion and production related rental tools, workforce accommodations and logistics, and oil country tubular goods distribution.
Market capitalization
Closing share price

subset: commoncrawl


text:
David Mark, MS, LCSW
School Psychologist, Licensed Social Worker, Certified Gottman Therapist
Jamaica, New York 11434
Combining the knowledge and wisdom of forty years of studies and clinical practice, Gottman Method Couples Therapy helps couples break through barriers to achieve greater understanding, connection and intimacy in their relationships. Through research-based interventions and exercises, it is a structured, goal-oriented, scientifically-based therapy. Intervention strategies are based upon empirical data from Dr. Gottman's study of more than 4,000 couples. This research shows what actually works to help couples achieve a long-term healthy relationship. Gottman Method Couples Therapy was developed out of this research to help partners: Increase: respect, affection, closeness, & break through.
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Most relationships get strained at some point. Working with a therapist may be helpful. Couple's counseling, marriage counseling, and relationship therapy is the process of working with a couple to identify and manage problematic issues or dynamics in a relationship. Treatment may include examining how each of the partners' personalities and values influence communication and behavior within the relationship.
Esther Goldstein, LCSW,MSW,CASAC-T
Licensed Clinical Psychotherapist
360 Central Ave Lawrence NY / 2350 Ocean Ave Brooklyn NY, Lawrence , New York 11559
Relationships can be complex. Each individual has their own set of needs, wants, hopes and dreams. In couples counseling we explore the relationship, what has been working, and how to work through the "knots" so that you can experience more moments of joy, connection and increase the love for one another. I work with couples who are either looking forward to begin "coupling", are wanting to have more interest in their relationship, couples experiencing disconnect, as well as couples who are wondering if their relationship can last. In couples counseling, we look at all the components, patterns, love languages and together, create a pathway, as well as steps to healthy change.
Priska Imberti, LCSW
Licensed Clinical Social Worker
46-10 61st. Street, Woodside, New York 11377
It can take us a lifetime to learn to accept the person we have chosen to live with, but it could also take us the same time to try to change that person and not be successful. Couples Therapy can help us understand that even though we all have the potential to change, we cannot change the other. We can learn how to accept the other person, live together or decide not to, and explore what are our own contributions to the dilemmas that we present.
Marc Shulman, Psy.D.
Clinical Psychologist
721 Franklin Avenue, Garden City, New York 11530
I provide couples counseling that emphasizes that there are two separate individuals contributing to one couples dynamic. Therefore I strive to understand how each member of the couple functions and how this impacts the relationship. The goal is to determine if the couple can learn how to complement one another in a manner that will maximize relationship satisfaction.
Lisa Mineo, LMFT, CASAC-T
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Feeling disconnected from your partner can be an incredibly painful experience. I work with couples to improve communication and build a loving, lasting relationship grounded in trust and commitment. I establish an environment that allows both partners to safely express their feelings and be truly heard by one another. I am available for a free 15 minute phone consultation to determine whether couples therapy with me is right for you - to schedule, send an email to firstname.lastname@example.com or call/text (516) 387-5143.
Nassau Wellness, Couples Therapy
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Today more than ever, it is becoming more and more difficult to stay married or in a long term relationship. There are so many external pressures and not enough time in the day to get it all done. We start to neglect what matters most to us and before we know it, our relationships are crumbling. Like a garden, if you do not tend to it, it will perish. Your relationship is just that, a garden. Let's work together to restore that passion, to disrupt unhealthy patterns, and redefine your relationship to make it more meaningful. It is never too late to restore love in a relationship - it takes time and commitment but it is possible. Let's get your relationship thriving again.
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Marriage and Family Therapist
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We yearn for connection and love in our relationships, and when we do not have this with our partner, it can be incredibly painful. I work with couples to identify the areas of disconnection and provide the tools necessary to rebuild a relationship. By improving communication, trust, and commitment within a safe environment, I can help both partners feel heard in order to reestablish that connection, I am available for a free 15 minute phone consultation to determine whether anger management with me is right for you - to schedule, send an email to email@example.com or call/text (516) 387-5143


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New Jersey Supreme Court
Decided: February 10, 1975.
IN THE MATTER OF THE BOARD'S INVESTIGATION OF TELEPHONE COMPANIES PROVIDING INTRASTATE SERVICE IN NEW JERSEY OF A PROPOSED COMPREHENSIVE ADJUSTMENT CLAUSE. RATE COUNSEL, APPELLANT,v.NEW JERSEY BELL TELEPHONE COMPANY AND THE BOARD OF PUBLIC UTILITY COMMISSIONERS OF THE STATE OF NEW JERSEY, RESPONDENT
For affirmance as modified -- Chief Justice Hughes, Justices Jacobs, Hall, Sullivan and Clifford and Judge Kolovsky. For reversal -- Justice Pashman. The opinion of the Court was delivered by Hughes, C.J. Pashman, J. (dissenting).
[66 NJ Page 479] This appeal, by rate counsel appointed to represent the public,*fn1 challenges the validity of two orders entered respectively on December 13 and December 20, 1973, by the New Jersey Board of Public Utility Commissioners (hereafter "PUC" or "the Board"), under PUC Docket No. 732-134. The December 13 order would authorize a public utility to install in its tariff schedule a "Comprehensive Adjustment Clause" (hereafter sometimes "CAC") to recover certain expenses as they increase, by way of yearly increases in its rates.*fn2 The December 20 order accepted a tariff sheet responsive to such earlier order, providing for annual adjustments in rates under such clause, effective in the first year for billings after January 1, 1974, to yield during that year $17,023,000 in increased rates. A motion by rate counsel for reconsideration and stay of such orders was denied by PUC. Having filed an appeal with the Appellate Division, rate counsel were unsuccessful in obtaining from it a stay of the orders. Thus the increased rates went into effect, and were collected during 1974. Under R. 2:12-1, this Court, on its own motion, while the matter was pending unheard in the Appellate Division, brought the case here by direct certification, by its order of May 14, 1974. For the issue to be discussed effectively, some additional procedural history is necessary.
[66 NJ Page 480]
On January 13, 1972, under its Docket No. 709-494, PUC, after final hearings (under N.J.S.A. 48:2-21*fn3 and N.J.S.A. 48:2-21.1*fn4) granted intrastate rate increases to New Jersey Bell Telephone Company (hereafter "Bell" or "the company") in amounts intended to provide a return on its property rate base of 7.93 percent, deemed to be "just and reasonable" in the sense of the statute.
Bell, on February 28, 1972, under PUC Docket No. 722-153, filed a new rate increase petition contending (while it in no way considered the previously designated rate of return of 7.93 percent to be adequate) that it faced such increases in expenses including wages, maintenance, materials and supplies, taxes and other operating costs that the levels of the increased rates would not permit it to earn in 1972 the 7.93 percent rate of return, and that it should have interim rate relief to permit it to do so. Under N.J.S.A. 48:2-21.1, supra, PUC has authority to negotiate such temporary increases pending the full "rate case" proceeding. Having suspended the suggested increased rates temporarily
[66 NJ Page 481]
as it was permitted to do under N.J.S.A. 48:2-21(d), PUC had conducted no less than 19 hearings by July 7, 1972. On July 20, 1972, after full adversary proceedings in which rate counsel representing the public and other representatives of the public were heard, PUC concluded that no "interim" rate relief should be granted. Despite its finding that Bell's rate of return would suffer attrition during 1972 which would bring it down to 7.12 percent, it saw Bell as not being confronted by an immediate emergency of the type which had justified PUC in granting such interim relief in other cases.*fn5
The 722-153 proceeding then went on to the Board's order of December 29, 1972. PUC, having determined the rate base of Bell and other elements as required (Public Service Coord. Trans. v. State, 5 N.J. 196 (1950)) determined that a fair and reasonable rate of return on such base would be 8.15 percent. Finding that Bell's existing rates yielded $96,241,000 in pro forma operating income representing a return of 6.37 percent, less than a fair rate of return on its base, PUC approved a tariff designed to produce increased rates to bring the level of net operating income to $123,175,000 which would yield the determined fair and reasonable rate of return of 8.15 percent.
PUC then projected in such order of December 29, 1972, the rate regulation technique*fn6 which, as will be indicated, is
[66 NJ Page 482]
the gravamen of rate counsel's appeal in the case presently before us.
While PUC recognized that it could allow a fixed dollar amount of rate relief which would provide the financial needs of the company over a reasonable future period, it preferred the new method as reflecting a benefit to consumers.*fn7
PUC pictured the duration of its "comprehensive adjustment clause" as being measured by the period during which the formula would be necessary, and would operate effectively, and it said:
At no time would the adjustment, which is described subsequently in great detail, provide a rate of return in excess of 8.30% * * *. The 8.30% rate of return compares with the 8.15% allowed by this order and would be permitted in recognition of some future years of operation at rates of return which are less than 8.15%. The Board further offers this .15% differential as an incentive for efficient management. The first annual adjustment under this provision would be implemented no earlier than January 1, 1974, based on independent certified audited statements for the twelve-month period ending June 30, 1973. [PUC Order of December 29, 1972, in Docket No. 722-153]
The Board in its order then described the comprehensive adjustment clause as including four categories of expense: (1) salaries and wages including fringe benefits, (2) depreciation
[66 NJ Page 483]
charges, (3) other expenses, and (4) taxes. Their propriety was intended by PUC's order of December 29, 1972, to be subject to constant surveillance by PUC and to be defeasible by order of the Board when economic trends would reach a point at which the continued functioning of the clause no longer would be necessary. As it said in its order:
Although the adjustment clause would be written in anticipation of more moderate, but continuing, economic trends, the allowances would become inoperative if the Board's review of annual audited figures reveals a satisfactory level of revenue. The Board's surveillance program and the 8.30% rate of return limitation incorporated in the clause ensure that any appropriate downward adjustments in revenues would be implemented promptly. [PUC Order, Docket No. 722-153, December 29, 1972]
As has been noted the comprehensive adjustment clause would be implemented no earlier than January 1, 1974, this timetable having accommodated the procedure which the Board had envisaged in order to finalize and make precise the design of the comprehensive adjustment clause to be put into effect. That procedure was commenced on February 15, 1973, when PUC entered its "Order Initiating Investigation" which contemplated public hearings to explore and confirm the opinion it had stated in its December 29, 1972, order in Docket No. 722-153 that:
[t]he public interest might be best served if an automatic adjustment clause were included in telephone companies' tariffs to provide interim relief or adjustment based upon costs which are beyond the direct control of the utility.
Although a different docket number, 732-134, was assigned to the later proceeding (argued by Bell to be "happenstance" and immaterial, and by rate counsel to be substantial and meaningful), we see in it a clear nexus to the former case. The Board certainly viewed this link as existent, as indicated in the preface to its Order of February 15, 1973 -- "[i]n the Board's Order of December 29, 1972
[66 NJ Page 484]
in connection with the establishing of rates for New Jersey Bell Telephone Company, on an interim basis in Docket No. 722-153, * * *" and in other references to "Phase I" and "Phase II" of the latter proceeding.
By its formal "Opinion Supporting Order Dated December 29, 1972" PUC particularized its findings and further indicated the continuum of the substance of Docket No. 722-153*fn8 and from this we note the Board's obvious intention
[66 NJ Page 485]
that the increased rates yielded by the adjustment clause would always be defeasible, on review of their legitimacy.
Meanwhile hearings on the ambiguously docket-numbered 732-134 proceeding continued, resulting in the Board's Decision and Order of December 13, 1973 and its Order Accepting Tariff Revisions validated thereby of December 20, 1973 (the orders under attack on this appeal). PUC on December 13, 1973, restated the reasoning which led to such proceeding.*fn9 It referred to public rate counsel's attitude with respect to the adjustment clause and their doubts concerning procedure in its adoption.*fn10 It equated the new adjustment
[66 NJ Page 486]
clause with the long-established fuel adjustment clause.*fn11 It carefully delineated the four categories of expense subject to the new clause and elaborate precautions with regard to its surveillance.
Our review of the expense categories of CAC indicates to us, without going into their detail, two significant factors. First, in total they return to the company considerably less than actual increases in its costs.*fn12 Second, the components of the various categories as representing recoverable expenses are, in their details, well within the range of economic expertise and jurisdictional capacity of the Board, given the basic validity of the CAC concept itself.
The PUC order of December 20, 1973, contemplated that the CAC would be implemented each year.*fn13 As we have indicated PUC had, on December 27, 1973, denied rate counsel's motion for rehearing and stay of the instant orders, seeing "* * * no merit in staying the rates, authorized on an
[66 NJ Page 487]
experimental basis to become effective for bills rendered on and after January 1, 1974, and finds no merit in reconsideration until such experiment has been conducted and evaluated." Thus the clause, absent its withdrawal or possible stay in operation, would ordinarily remain in effect, of course to yield higher increases responsive to continuing inflationary pressures to be felt in 1975, as signalled in 1974.
By way of more recent history, not formally of record herein but sufficiently publicly of record to be here noticed, Bell on July 18, 1974, filed a new rate increase proceeding under PUC Docket No. 747-522, asserting such substantial and serious impact upon it of inflationary costs that even with the yield of the comprehensive adjustment clause it faced an attrition factor bringing its rate of return far below 8.15 percent, the amount earlier determined to be "just and reasonable" and the lower limit of what later came to be regarded in the record as a rate of return range (8.15 percent to 8.30 percent) representing a "just and reasonable" return.*fn14 The company saw its predicament as endangering its ability to maintain adequate communication services in New Jersey, to attract investment capital and to insure continued financial integrity. While Bell asserted its need for much higher permanent increases in rates (an issue still pending
[66 NJ Page 488]
unresolved before PUC), it sought interim relief by increased rates of $40.7 million. Rate counsel opposed this request and PUC denied it on September 12, 1974.
On December 2, 1974, Bell again appealed for interim rate relief, projecting an emergent proposed decision to freeze hiring, promotions and new contracts, portraying these desperate measures as sure to affect service and in the long run to raise customer costs. Asking PUC to consider the implications (relating to its capacity to fulfill its public responsibilities for rendition of service) of such capital and labor retrenchments, it asserted that despite the yield of the comprehensive adjustment clause, its return for the annual period ending March 31, 1974, was 7.84 percent, falling to 7.61 percent at September 30, 1974, and projected, without relief, to decline to 6.93 percent at June 30, 1975.
Bell contends, of course, that it is confronted with a financial emergency threatening its capacity to serve the public and that it is thus in a position not unlike other utilities whose capacity to render service has been considered to be in peril.
Hearings were had before PUC on the December 2, 1974, "emergency" application for interim rate relief above and beyond the expected yield of CAC for 1975. Rate counsel and others again mounted a vigorous attack upon the comprehensive adjustment clause, seeking to prevent its implementation on January 1, 1975. On December 26, 1974, PUC in a majority decision (carefully designated as being "interlocutory" in nature, expressing deference to this Court's pending consideration of this appeal, not reaching the request for interim increase in general, but focusing on the validity of the comprehensive adjustment clause) restated its belief in the integrity of the clause as a regulatory tool,*fn15
[66 NJ Page 489]
pointed out, as we have seen, that it enables Bell to retrieve only a portion of some of its increased operating expenses, and determined that it should continue to be effective in 1975.*fn16
In this posture we reach the fundamental question before the Court -- the validity of the comprehensive adjustment clause founded on the bruited orders of December 1973. Rate counsel suggests procedural deficiencies in the adoption of those orders and beyond that the lack of statutory authority (although rate counsel earlier had encouraged adoption of a comprehensive adjustment clause, as we have seen) for the CAC itself; questioned also is the application of such an adjustment clause to rates on a pro forma basis.
We note rate counsel's objection on procedural grounds, contending that no rate proceeding was actually "pending" at the time of entry of the December 1973 orders, and that no statutory or due process foundation for them
[66 NJ Page 490]
could have existed absent their enclosure (and consequent subjection to supervision) within a formal rate proceeding. To say that no proceeding was pending in December 1973 is to argue that the December 29, 1972, order ended that rate proceeding. The record seems to us to be replete with evidence to the contrary. Such finality was certainly not intended by PUC which considered it only as ending "Phase I" of the proceeding.*fn17
Thereafter, when the time came for PUC to file its "Opinion Supporting Order Dated December 29, 1972" which was filed on May 16, 1973, there were further references indicating such continuity.*fn18
[66 NJ Page 491]
Again, it is instructive to note the Board's order of September 12, 1974, in the new proceeding (bearing Docket No. 747-522) which granted a motion to dismiss the interim application of Bell. In acknowledging rate counsel's motion to rescind the adjustment clause (which motion had been denied on September 5, 1974) the Board stated:
However, the Board ruled that Rate Counsel will be allowed to renew this motion during the main part of the case to insure a full investigation into the operation of the adjustment clause to date.
So too, the Board in rejecting Bell's request for an immediate increase in rates sufficient to raise its rate of return to the level allowed in the order of December 29, 1972, further stated that it would "determine a fair rate of return in the main proceedings."
It is plain to us that the nexus between the 722-153 and 732-134 proceedings, as well as the relationship between them and the new 747-522 proceeding, have provided the fullest due process to the public, particularly in view of the vigorous and able participation of rate counsel representing the public in all of such proceedings. Under any realistic view of
[66 NJ Page 492]
the continuity of these proceedings it would seem to us to be an exercise in semantic rigidity to suggest that there was no rate proceeding "pending" when the December 1973 orders were entered. As has been seen, PUC has never evinced any purpose of disassociating the year-by-year yield of the comprehensive adjustment clause from final scrutiny at a later stage in the proceedings. It has most recently indicated to the contrary in its Interlocutory Decision of December 26, 1974, supra, as follows:
The Board will make a final determination as to the CAC in this docket as may be proper under any mandate or opinion that may be handed down by the Supreme Court and after consideration of the entire record made in this proceeding. In the event the court or the Board should determine that the clause is illegal or that excessive revenues are produced by operation of the clause, appropriate adjustments or customer credits may be made. [PUC Interlocutory Decision, December 26, 1974, supra ]
We are thus convinced that, so far as protection to the public is concerned, these proceedings (as they involve the validity of the comprehensive adjustment clause) should be viewed as a unit, to the end that the recovery of expenses through the CAC shall be conditionally permitted subject to final validation in the terminal phases of the proceeding in which PUC will be required to fix just and reasonable rates on a permanent basis; at that time PUC should provide for appropriate adjustments, customer credits or refunds, if the evidence indicates that any excessive revenues have been produced by the operation of the clause.
Although we need not reach the issue, in light of our holding as to the scope of the phrase "during the pendency of any hearing," N.J.S.A. 48:2-21.1, it may be noted that even assuming, arguendo, that this phrase is limited in scope to its conventional construction, see, e.g., In re Intrastate Industrial Sand Rates, 66 N.J. 12 (1974), it would not necessarily follow that the adoption of the CAC was beyond the statutory authority of PUC. Under N.J.S.A. 48:2-21.1, supra, the Board is authorized during the pendency
[66 NJ Page 493]
of a rate proceeding "or at any other time" to "negotiate and agree with any public utility" for an adjustment of rates either for a specified term or otherwise. See, In re N.J. Power & Light Co., 15 N.J. 82, 96 (1954). This would remain subject always, however, to the basic statutory requirement of final adjudication of the components of "just and reasonable" rates (In re Intrastate Industrial Sand Rates, supra) even if it required the contemporaneous institution on PUC initiation of a formal rate proceeding, for which there is ample statutory authority. Aside from the provisions of N.J.S.A. 48:2-21.1, supra, another section of the statute, N.J.S.A. 48:2-19(a) authorizes the Board to "[i]nvestigate upon its own initiative or upon complaint in writing any matter concerning any public utility;" and N.J.S.A. 48:2-21(d), supra, provides that "[w]hen any public utility shall increase any existing * * * rates * * *, the board, either upon written complaint or upon its own initiative, shall have power after hearing, upon notice, by order in writing to determine whether the increase, change or alteration is just and reasonable."
We do not see in this case the pejorative connotation given to "rate making experiments" in In re N.J. Power & Light Co., supra, for, assuming the range of 8.15 percent to a ceiling of 8.30 percent to be reasonable, the allowable increases accommodated by the clause could never be in excess of "just and reasonable rates." Nor is there here involved anything like the surtax condemned in that case (because in recapturing past rate deficiencies, it laid on present and future customers burdens which should have rested on those of the past). On the contrary it seems apparent that, assuming final adequate fact-finding as to the legitimacy of the expenses recovered, the adjustment clause represents a rational and reasonable attempt to provide for the overall impacts of inflation, for the mutual protection of the utility's capacity to serve and the customers who depend upon (and pay for) that service.
[66 NJ Page 494]
While on the question of the validity of a comprehensive adjustment clause we stand on largely uncharted ground, we notice that in the older Bell case, State v. N.J. Bell Tel. Co., 30 N.J. 16 (1959), this Court spoke of the problem of "regulatory lag" in utility rate cases,*fn19 seeming to encourage temporary allowance for attrition in a variety of ways, not being bound to any one particular formula. This for the reason, as emphasized in that case by Justice Burling writing for this Court, that rate making is a predictive science and adjuring the Board, as an ultimate standard, to establish rates "sufficient to encourage good management and furnish a reward for efficiency, to enable the utility, under efficient and economical operation, to maintain and support its credit; and to enable it to raise money necessary for the proper discharge of its public duties," citing Public Service Coord. Trans. v. State, supra, 5 N.J. at 225.
An example of such flexibility in practice may be noticed in a PUC ruling in the instant case vis-a-vis a technique conditionally approved in State v. N.J. Bell Tel. Co., supra. In the latter the Court considered an increase of some $25.5 million in the rate base of Bell to counter the effect of attrition and remanded to the Board only for the purpose of finding additional facts to support such technique. In the present case PUC rejected that method,*fn20 choosing instead to meet the inevitability of inflation and attrition by the comprehensive adjustment clause.
[66 NJ Page 495]
Viewed as being an interim increase within the contemplation of N.J.S.A. 48:2-21.1, supra, the effect of the clause to increase rates from year to year seems to us to have, or (with a record of more precision) to be capable of having, the requisite certain relationship to examination in the context of the final determination on the full rate case. This Court recently commented on the indispensable "legal umbilical cord" between a temporarily increased rate and the final adjudication of the firmly established and traditional components which enter into the determination of "just and reasonable" rates. In re Intrastate Industrial Sand Rates, supra, 66 N.J. at 25. Fortuitously, as we have seen, the state of the present litigation is such as to accommodate such a firm and unimpeachable relationship.
In a rate proceeding utility expenses, to be allowable, must be justified. Good company management is required; honest stewardship is demanded; diligence is expected; careful, even hard, bargaining in the marketplace and at the negotiation table is prerequisite. And so it must be with regard to expenses recaptured by "flow through" to consumers by dint of a comprehensive adjustment clause. Tested in the scrutiny of final rate determination*fn21 and only in that way (despite the impressive monitoring devices built into the instant clause) can such expenses be validated and become demonstrably honest components in the ascertainment of "just and reasonable" rates. Lacking that validation, certainty and justification, the rates would have been unjustly charged and to the extent of that injustice must be refunded to the customers. That protection being provided in unmistakable terms, however, we would see no reason for this Court to disagree with the PUC adoption and the continued operation of the comprehensive adjustment
[66 NJ Page 496]
clause, pending, as we say, scrutiny of such expenses in final hearing. The Sand Rate case, supra, mentions examples of such explicit protective orders which have been adopted by PUC in the past.*fn22
To resolve any imprecision in the record as it stands, and to avoid any possible question, we direct that PUC shall implant such certitude in the record. Assuming that to have been done, we determine that the comprehensive adjustment clause is valid, thus being subjected to the ultimate scrutiny of its yield in the manner we have described, so that the parties, the utility as well as its public customers, can be assured in unmistakable terms of the fact that they have been fairly and justly treated, and that the operating expenses the customers have been called upon to pay were wholly justified.
This assurance of scrutiny in final adjudication would also meet another point raised by rate counsel, namely the propriety of applying a comprehensive adjustment clause to pro forma rates. On the assumption of the entry of a protective order as mentioned above, we see no possibility of error bearing a potential of harm to the public, and not rectifiable in the final stage.
As modified by the directions contained herein, therefore, we affirm the Orders entered by PUC in December 1973.
PASHMAN, J. (dissenting). This case concerns the validity of orders promulgated by the Board of Public Utilities
[66 NJ Page 497]
Commissioners (PUC) on December 13, 1973 and December 20, 1973. These orders incorporated into the tariffs of respondent New Jersey Bell Telephone Company a so-called "comprehensive adjustment clause," permitting the telephone company to increase its rates in response to certain increases in operating expenses without the necessity of a proceeding under N.J.S.A. 48:2-21.
The majority has fully recounted the history of this matter before the PUC. In response to a rate increase petition filed by Bell, the PUC conducted a full rate proceeding, culminating in an order dated December 29, 1972, and a supporting opinion in which the Board made findings as to the rate base and operating expenses of the telephone company and determined a proper rate of return. In its order, the PUC also announced its intention to consider on its own motion whether telephone company tariffs ought to include a clause permitting certain increases in operating expenses to be automatically passed through as they arise to telephone customers. On December 13, 1973, after a series of hearings at which all concerned parties had an opportunity to present evidence and arguments, the PUC issued a further order authorizing inclusion in Bell tariffs of such an adjustment clause.*fn1 It is this order and the order of December 20, 1973, accepting the amended tariffs submitted by Bell pursuant to the December 13 order, which are the subjects of the present appeal.
Except in the limited classes of cases prescribed in N.J.S.A. 48:2-21.1 and N.J.S.A. 48:2-21.2, the PUC may not approve a rate increase without conducting a full rate proceeding
[66 NJ Page 498]
pursuant to N.J.S.A. 48:2-21. In re Intrastate Industrial Sand Rates, 66 N.J. 12 (1974); In re N.J. Power & Light Co., 15 N.J. 82 (1954); Public Service Coordinated Transport v. State, 5 N.J. 196 (1950). Such a proceeding involves notice to interested parties, public hearings, and a written order supported by findings of fact made on the record. The matters to be considered in such a proceeding are now well established:
The justness and reasonableness of a particular rate of fare can only be determined after an examination of a company's property valuation which constitutes its rate base; its expenses, including income taxes and an allowance for depreciation; and the rate of return developed by relating its income to the rate base. [ Public Service Coordinated Transport v. State, supra at 216].
An automatic adjustment clause which permits rate increases without public hearings and appropriate findings on the record is beyond the power of the PUC under N.J.S.A. 48:2-21. The Court has recently had occasion to specifically condemn similar attempts to circumvent the requirements of this statute in In re Intrastate Industrial Sand Rates, 66 N.J. 12 (1974). In that case, the PUC approved a new schedule of tariffs for carriage of certain categories of freight proposed by the Central Railroad Company of New Jersey, without establishing a rate base or rate of return, merely on the conclusory finding that "The Board is satisfied that the proposed rates which have been found reasonably compensatory herein are just and reasonable * * *." 66 N.J. at 17. The Court, in an opinion by the Chief Justice, properly rejected this procedure, explaining:
The theory that in emergent circumstances, such as caused by the inflationary impact of rising labor and material costs on operations, there could sometimes be a valid rate increase, on a permanent basis, without exploring the rate base and considering the consequent rate of return thereon * * * has long since been discarded. [66 N.J. at 23; citations omitted].
Accord, In re N.J. Power & Light Co., 15 N.J. 82 (1954); Central R.R. Co. of N.J. v. Dept. of Public Utilities, 7 N.J. 247
[66 NJ Page 499]
(1951); Public Service Coordinated Transport v. State, 5 N.J. 196 (1950); Hudson & Manhattan R.R. Co. v. Bd. of Pub. Utility Com'rs., 16 N.J. Super. 396 (App. Div. 1951).
The principal argument of the telephone company in the present case is not that the adjustment clause is a valid rate-making procedure under N.J.S.A. 48:2-21, but rather that it is valid under N.J.S.A. 48:2-21.1, one of the exceptions to the general rate-making statutes.
It is now well established that N.J.S.A. 48:2-21.1 is not an independent basis for rate making by the PUC. It is designed simply to provide interim relief to utilities while rate increase petitions filed pursuant to N.J.S.A. 48:2-21 are pending. In re N.J. Power & Light Co., 15 N.J. 82, 96-97 (1954). Rate increases granted pursuant to this statute are temporary and conditional and ultimately merge with the final order in the pending case. In Sand Rates, supra, the Court described the character of increases granted under this limited statute:
The vital justification for the "negotiation statute" and rates established under it, temporarily bypassing the establishment of rate base and fair rate of return, rests upon the legal umbilical cord which ties them to the anticipated eventual determination of these fundamentals; at which time the temporary rates, their legitimacy having been validated, merge into the PUC judgment ordaining the final rate structure or, if and to the extent found to have been excessive, are refunded to the consumers who paid them. Such interim relief permits the utility to escape the unfair and sometimes confiscatory impact of "regulatory lag," i.e., the considerable time necessary for final resolution (perhaps after the exhaustion of appeals to the courts after a complex full-blown "rate case") of a rate increase predicated upon the justice and reasonableness, in the context of rate base, of a rate of return on its investment. In practice, PUC makes it clear that such increase is temporary and conditional * * *. [66 N.J. at 25].
The adjustment clause incorporated into Bell tariffs by the present orders was not intended as an interim measure pending disposition of a rate increase petition under N.J.S.A. 48:2-21. At the time the orders were promulgated, [66 NJ Page 500] no such petition was pending before the PUC.*fn2 The period of operation of the adjustment clause was not tied to any rate proceedings but was simply set at one year, renewable each year, subject to the approval of the PUC. No provision was made for review of such rates in the course of any subsequent full rate proceeding nor for refund of any excessive
[66 NJ Page 501]
charges.*fn3 The rationale of the adjustment clause, as expressed by the PUC itself, was not one of ad interim relief during the pendency of a rate increase petition, but one of providing a mechanism for rate increases alternative to full rate proceedings. Thus in its order of December 29, 1972 the PUC declared:
Based on past practice, the Board could allow a fixed dollar amount of rate relief which would provide the financial needs over a reasonable future period. The Board, however, with the adoption of the adjustment clause could allow a smaller current amount plus the adjustment clause because the closer matching of operating costs and allowable revenues would be advantageous to the consumer, who would face more gradual increases in his charges for service. Customers, who bear the cost burden of rate matters, would further benefit from a decline in the number of proceedings.
This language was repeated in the order of December 13, 1973. In that order, the PUC also described the purpose of the adjustment clause as "during periods of rising costs, to allow smaller increases at shorter intervals, and thus avoid the time and expense of larger rate cases."
These facts clearly demonstrate that the adjustment clause involved in the December 13 and December 20 orders cannot be reconciled with the construction of N.J.S.A. 48:2-21.1 which the Court has consistently adopted. In re Intrastate Industrial Sand Rates, 66 N.J. 12 (1974); In re N.J. Power & Light Co., 15 N.J. 82 (1954).
[66 NJ Page 502]
The majority proposes, as an alternate rationale for sustaining the authority of the PUC under N.J.S.A. 48:2-21.1 to issue these orders, that the phrase "or at any other time" in the statute permits the adoption of an automatic adjustment clause even absent the pendency of a rate increase petition. Ante at 492. If by this proposal, the majority means that the PUC may at any time approve rate increases without notice, hearings, findings of fact, or any of the other incidents of rate making which this Court has in the past held to be essential for the protection of the public, subject only to a vaguely defined duty to hold a full rate proceeding every now and again, we are truly working a revolution today in utility regulation. This was precisely the regulative strategy undertaken by the PUC in Sand Rates, which this Court emphatically rejected but a few months ago.
While the legislative intent behind the phrase "at any other time" is not altogether clear, a reading of the statute in the broader context of the legislative scheme for utilities regulation suggests that the Legislature contemplated that the PUC would be able to grant interim relief in connection with rate petitions soon to be filed or temporarily out of the Board's jurisdiction much as the courts grant temporary restraining orders and emergent relief. E.g., R. 2:9-7, R. 2:9-8, R. 4:52-1.
The basic purpose of all utilities regulation is to insure that public utilities, which have monopoly power and are thus beyond the reach of conventional market controls, do not exploit that monopoly power to extort excessive charges from their customers. "The public is not to be laden with unreasonable or extortionate rates in order that dividends may be provided for the utility's stockholders." Atlantic City Sewerage Co. v. Bd. of Pub. Utility Com'rs., 128 N.J.L. 359, 366 (Sup. Ct. 1942), aff'd 129 N.J.L. 401 (E. & A. 1943). Nor is the public to be made to pay for the consequences
[66 NJ Page 503]
of lazy or inefficient management. See N.J. Central Traction Co. v. Bd. of Pub. Utility Com'rs., 96 N.J.L. 90 (Sup. Ct. 1921). It is these general concerns that have motivated the Legislature in its adoption of the present statutory provisions for utility regulation. We must be guided by these same general principles.
The Legislature has sought to protect the public against depredations by utility companies by requiring that rate increases not be approved by the PUC without public hearings conducted upon a record. Despite the inadequacies of such procedures, the public's surest safeguard lies in searching public examination of the factual bases for requested rate increases in proceedings before the PUC, conducted with the assistance of rate counsel.
It would, of course, be self-defeating to insist that this admittedly time-consuming and ponderous procedure be required for setting of interim rates pending disposition of a rate increase petition, and the Legislature has not done so. In providing a more informal mechanism for interim rate increases, though, the Legislature has not left the public wholly to the mercy and benevolence of the utilities. Rather, in N.J.S.A. 48:2-21.1 it provided alternate, albeit less effective, safeguards:
1) such rates are made only in connection with specific pending full rate-making proceedings at which the effects of excessive interim orders may be corrected;
2) such rates are temporary and remain in force over only a very short period of time;
3) such rates must be the result of specific "negotiation and agreement" between the utility and the PUC.
The last requirement does not contemplate that the PUC may establish a policy of automatically approving requested rate increases. Instead, it demands that the Board affirmatively act on each proposed increase to evaluate its merits and to negotiate with the utility to protect the interests of the consuming public.
[66 NJ Page 504]
In general, automatic adjustment clauses are suspect if adopted under N.J.S.A. 48:2-21.1; for they have the potential to undermine the protection of the requirement that each rate increase be "negotiated" in that they permit pass-through of classes of alleged cost increases without effective review by the PUC. The more broadly and vaguely defined the classes of costs which may be passed on to utility customers, the greater the potential conflict between such adjustment clauses and the "negotiate and agree" language of the statute.
While I would hold that no automatic adjustment clause could be adopted pursuant to N.J.S.A. 48:2-21.1 even for purposes of interim relief pending determination of a rate increase petition, if the majority upholds such a clause, it must be drawn narrowly to comply with the spirit of that statute. At a minimum, I would require that the categories of cost increases for which automatic pass-through is permitted be strictly limited:
1) the type and amount of the cost must be truly beyond the control of the utility;
2) there must be objective standards by which the reasonable necessity of the type and amount of the cost can be determined with certainty.
The "comprehensive adjustment clause" authorized by the PUC orders of December 13, 1973 and December 20, 1973 permits the telephone company to pass on to its customers portions of increases in its operating expenses attributable to
1) salaries and wages, including fringe benefits,
2) depreciation expense,
3) other expenses, a catch-all classification, and
4) taxes, including federal income taxes, real estate taxes, revenue taxes, and social security taxes.
The Board chose these categories because it concluded that they covered substantially all or most of Bell's operating expenses. Despite the PUC's efforts to build some safeguards into the clause, I could not reconcile the use of such vague
[66 NJ Page 505]
and all-encompassing categories with the "negotiate and agree" requirement of N.J.S.A. 48:2-21.1, even if the adjustment clause were properly adopted as an interim measure under this statute.
My concern with the conflict between the "comprehensive adjustment clause" and the language of N.J.S.A. 48:2-21.1 is not inspired by mere literal-mindedness. The use of overly permissive automatic adjustment clauses enhances the risk that utility companies will, out of laziness or greed, extract unreasonable charges from the public. This is a problem to which we must be alert, even where, as in this case, there is no evidence that this utility can be charged with such behavior.
First, such arrangements reduce the incentive for a utility to bargain vigorously for the goods and services which it purchases. See, e.g., FPC v. Sunray DX Oil Co., 391 U.S. 9, 25-26, 88 S. Ct. 1526, 20 L. Ed. 2d 388 (1968); Permian Basin Area Rate Cases, 390 U.S. 747, 793-794, 88 S. Ct. 1344, 20 L. Ed. 2d 312 (1968). Even fuel adjustment clauses, which the majority and the PUC appear to take for granted (although they have never been considered by the courts of this State), have been questioned in some jurisdictions on this ground. Union Electric, 92 P.U.R. 3d 254 (Mo. Pub. Serv. Com. 1971); cf. Southern California Edison Co., 94 P.U.R. 3d 252 (Cal. PUC 1972).*fn4 This applies
[66 NJ Page 506]
generally to goods and services purchased from third parties; it applies with additional force to goods and services purchased from interrelated parties, a problem of special importance in the telephone industry, cf. N.J. Bell Telephone Co. v. Bd. of Pub. Utility Com'rs., 12 N.J. 568, 591-92 (1953), General Telephone Company of Upstate New York, Inc. v. Lundy, 17 N.Y. 2d 373, 271 N.Y.S. 2d 216, 218 N.E. 2d 274 (N.Y. Ct. App. 1966), and to wages arrived at by collective bargaining, since wage negotiations are often conducted with a conscious eye toward management's ability to pass wage increases on to its customers.
Second, such arrangements, since they oblige the PUC to rely on the uncorroborated assertions of the utility, tend to put the public at the mercy of the utility's accounting practices. This Court has long cautioned against excessive reliance on the books of utility companies in rate proceedings:
The dangers inherent in accepting the books of account at face value in a rate proceeding are apparent. The prescription of a uniform
[66 NJ Page 507]
system of accounts by regulatory commissions, such as the Board of Public Utility Commissioners, has been uniformly accompanied by the qualification that in prescribing the system of accounts, the commissioners do not commit themselves to the approval or acceptance of any item set out in any account for the purpose of fixing rates or in determining other matters before the commission.
Neither this Court nor the Board can accept the books of account of a public utility at face value in a rate case in which reasonableness is always the primary issue. * * * It must be emphasized that rate making is not an adversary proceeding in which the applying party needs only to present a prima facie case in order to be entitled to relief. There must be proof in the record not only as to the amount of the various accounts but also sufficient evidence from which the reasonableness of the accounts can be determined. * * *
Lacking such evidence, any determination of rates must be considered arbitrary and unreasonable. [ Public Service Coordinated Transport, supra at 218-19].
Accord, Hudson & Manhattan R.R. Co. v. Bd. of Pub. Utility Com'rs., 16 N.J. Super. 396 (App. Div. 1951). This is particularly true where taxes and depreciation are involved.
In computing its annual tax expenses, a utility is of course subject to restrictions imposed upon it by the various taxing authorities. See, e.g., FPC v. Memphis Light, Gas, Electric, & Water Division, 411 U.S. 458, 93 S. Ct. 1723, 36 L. Ed. 2d 426 (1973). Nevertheless, the precise amount of taxes and rate at which those taxes accrue is subject to wide variations depending upon the utility's accounting practices. See, e.g., In re N.J. Power & Light Co., 9 N.J. 498, 528-29 (1952); FPC v. United Gas Pipe Line Co., 386 U.S. 237, 87 S. Ct. 1003, 18 L. Ed. 2d 18 (1967); Southern New England Telephone Co. v. Pub. Util. Com'n., 29 Conn. Super. 253, 282 A.2d 915 (Conn. Super. Ct. 1970). The amount of taxes shown on the company's books may not be the amount which ought to be reflected in utility rates. FPC v. United Gas Pipe Line Co., 386 U.S. 237, 87 S. Ct. 1003, 18 L. Ed. 2d 18 (1967); San Francisco v. Pub. Util. Com'n., 6 Cal. 3d 119, 98 Cal. Rptr. 286, 490 P. 2d 798 (Cal. Sup. Ct. 1971); Colorado Municipal League v. Pub. Util. Com'n., 172 Colo. 188, 473 P. 2d 960 (Colo. Sup. Ct. 1970).
[66 NJ Page 508]
Depreciation is purely an accountant's fiction, although a reasonable and useful one, cf. Public Service Coordinated Transport v. State, 5 N.J. 196 (1950). The amount of depreciation that appears on the company's books may vary widely depending upon wholly discretionary decisions made by the company's accountants. Precautions must be taken to insure that such variations are not reflected in utility rates. E.g., In re Wilmington Suburban Water Corp., 58 Del. 494, 211 A.2d 602, 607 (Del. Sup. Ct. 1965); Pittsburgh v. Pennsylvania Pub. Util. Com'n., 187 Pa. Super. 341, 352-357, 144 A.2d 648, 655-57 (Pa. Super. Ct. 1958).
Justice Holmes, not wholly in jest, once defined "great" cases as those that "deal with the Constitution or a telephone company."*fn5 The present matter has indeed been presented to the Court as a "great" case. We have been warned of the certainty of dire consequences if Bell is not permitted the benefits of the "comprehensive adjustment clause." History demonstrates that such predictions of imminent doom are rarely justified.*fn6 We must be wary of yielding to what Justice Holmes, writing quite seriously, described as the "hydraulic pressure" of such "great" cases, "which makes what previously was clear seem doubtful, and before which even well settled principles of law will bend." Northern Securities
[66 NJ Page 509]
Co. v. United States, 193 U.S. 197, 401, 24 S. Ct. 436, 438, 48 L. Ed. 2d 679 (1904) (Holmes, J. dissenting).
In today's decision we abandon principles of utilities regulation which are not only sound but which we expressly reaffirmed earlier this term in In re Intrastate Industrial Sand Rates, 66 N.J. 12 (1974).
I am obliged to dissent.
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Discussion in 'iOS Themes and Customization' started by DigitalSoul, Jul 15, 2009.
If anyone has a good skin please link
if not can you tell me the File locations, etc
ol yer i would love to find a way to skin IM+ to look like beejive. IM+ looks like a monkey has attacked it with a crayon
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but I have good news, there's a working theme (just tested):
there's a catch... it's fugly (what's up with that green duck? :S). (i did keep new squared chat bubbles though)
anyway, have fun modding it, i'll be keeping an eye out Please Register or Log in to view images
edit: this is for IM+ not IM+lite. but i'm thinking you can change the last subdirectory's name to something like com.shapeservices.impluslite and it might work. give it a go.
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|3 - 7 Nächte
Ihre Zahlung ist durch unsere Mit-Vertrauen-Buchen-Garantie abgesichert, wenn Sie online auf FeWo-direkt buchen und zahlen.Mehr erfahren
Genießen Sie die Old Florida Charm von Flagler Beach, der perfekte Ort, um Ihr Zuhause fern von zu Hause anrufen. Entspannen Sie sich in diesem Ocean Front Strand Haus; genießen die spektakuläre Aussicht von mehreren Schiebetüren oder von der großen Terrasse, die über sieht den Ozean. Sie werden die Ruhe des Flagler Beach und Flagler Nähe zu St. lieben Augustine, Orlando, Daytona Beach, Cape Canaveral und 5 Championship Golfplätze. Flagler Beach wurde zu einer der "Best Small Towns in Amerika."! Herbst-Special $ 1000 + Steuern und Reinigungsgebühr = $ 1.220. 00. Dieses Angebot gilt nicht in Richtung Urlaub oder besondere Ereignisse Appy.
Diese vier Schlafzimmer drei Bad Haus ist sorgfältig gepflegt. Um weitere Bilder zu sehen, schauen verfügbaren Aktivitäten, erhalten Richtungen oder platzieren Sie Ihre Reservierung wenden Sie sich bitte meine Website zu besuchen, indem Sie auf den Link klicken.
Ich freue mich von Ihnen zu hören und teilen unser eigenes kleines Stück vom Paradies. Ich bin ziemlich zuversichtlich, dass Sie werden Ihren Aufenthalt genießen!
Schlüsselwörter: Haus, Rabatt, Familie, Meer, Strand, Florida, Flagler Beach, Ferienhaus
We had a fun week , the house is everything you could ever want for a vacation on the beach. The house was very well kept and appointed. I would love to stay here again.
Great view of ocean, open beach area and not crowded. The house was well stocked with amenities and nice furniture. TVs in every room was nice.
I'm going to write a long review with lots of information about the area for anyone who wants to read it and some of these specifics may apply to. However, if you just want info on the house and the gist of the review, it's already above - a really nice place to stay!
The House: The house is a fairly modern house with modern, stainless steel appliances. It is very well kept, much better than most houses we've seen close to the salt air and spray and being rented out most of the time. It was roomy, clean, and very well stocked with toys, kitchen ware, towels, linens, etc.. We've been renting beach houses for over 30 years (mostly through agents at one particular beach) and have NEVER seen such a well stocked house. We've rarely seen one that was as well maintained either. Also the view - This house isn't on the beach (across the road), but Flagler does not have any buildings on the beach side of A1A except at the pier. You don't actually see the beach from the house (high dunes), but, you have a spectacular, panoramic, unobstructed view of the Atlantic from inside (double sets of glass doors) and the deck (didn't see many, but saw dolphins and boats every day). We did have some VERY minor issues, so minor that the first I just e-mailed the owner. But, Randy, the owner, was very responsive, nice to talk to, and took care of things quickly. My only dislike of the house is that the lot is small, very close to neighbors. But, no problem with the neighbors and it's much better than condos!
The Beach: A very pretty, but different "cinnamon color" on a wide, gentle sloping beach. The color is from finely broken shells, so fine that it's not uncomfortable to walk on, much like walking on sand. I'm sure this varies tremendously, but most of the time the waves and undertow were not very rough. The beach was basically "isolated" at the house, generally less than a dozen people on it in a two block stretch.
Restaurants: There are several restaurants at Flagler, most rated well and most stayed rather busy. The "Turtle Shack" is in walking distance and seems popular. We only ate at one Flagler restaurant, but that was part of the appeal of Flagler to us - close to other areas (St. Augustine and Daytona) to do other things.
Biking: The area is bike friendly - we saw bikes on roads, sidewalks, and the beach. There is also "The Lehigh Trail" nearby. It is hot in the summer, so we didn't bike much.
Out of room -ENJOY
This made our second stay in this property. We love it so much we are making it an annual trip. The house is spotless and has everything you could possibly need. We just stock up with groceries and we're set for the week. The beach is never crowded and on weekdays we had it to ourselves completely. There have been some updates since our last stay a year ago as well. We decided to try a nearby restaurant this time and walked to Turtle Shack. Amazing!! We will definitely be going there again next year too. We love this house and I'm already in process of booking again for next year.
I would wholeheartedly recommend this property to anyone looking to spend a relaxing week or weekend in Flagler! The house is right across the street from the shore. You'll likely have a good stretch of beach to yourself - very private and calm. There's a great local cafe within a five minute walk - an excellent option for breakfast. The rooms are spacious, and the common areas accommodate a large group exceptionally well. Absolutely no complaints!!
I wanted our first family vacation together to be special. So my husband and I decided Flagler Beach was the place we wanted to take our two sons, daughter-n-law, and 5 year old granddaughter. I was extremely nervous renting an unforeseen house but I did and I am very happy to say that we had a fantastic time. The house was clean and well stocked. The management was professional and friendly and the neighborhood was friendly and quiet. We didn't want to leave! Flagler Beach is a wonderful and relaxing old Florida town and that is exactly what we like. Different activities are just a short drive from the house. We had the beach to ourselves and sitting out on the deck watching the sunrises and sunsets were extremely relaxing. We saw dolphins on the second day we were there. I can't express how much we loved this house, Flagler Beach and the management. We will definitely return!
Golf (5 Championship Courses nur wenige Minuten entfernt)
|Minimum Preis
|Zusätzliche Nächte
|pro Nacht am Wochenende
|pro Woche
|pro Monat
Fall/Winter Special
10 Sep 2016 - 3 Feb 2017
3 Nächte Mindestaufenthalt
646 €
für 3 Nächte
ab181 €
931 €
Spring 2016
4 Feb 2017 - 14 Apr 2017
7 Nächte Mindestaufenthalt
1.490 €
für 7 Nächte
1.490 €
Late Spring 2016
15 Apr 2017 - 19 Mai 2017
7 Nächte Mindestaufenthalt
1.241 €
für 7 Nächte
1.241 €
3 Jun 2017 - 30 Jun 2017
7 Nächte Mindestaufenthalt
1.490 €
für 7 Nächte
1.490 €
July 2016
1 Jul 2017 - 28 Jul 2017
7 Nächte Mindestaufenthalt
1.629 €
für 7 Nächte
1.629 €
August 2016
29 Jul 2017 - 8 Sep 2017
7 Nächte Mindestaufenthalt
1.490 €
für 7 Nächte
1.490 €
7 Nächte Mindestaufenthalt
1.490 €
für 7 Nächte
1.490 €
|Cleaning Fee
|103 €
|Erstattbare Kaution
|233 €
|93 €
Rates indicated do not apply toward holidays or special events. Rates are subject to change prior to confirming your stay. A refundable deposit in the amount of $250.00 will be due back with a completed application. I do not wish to include this amount in the total as a processing fee will be applied when you send and when I return the deposit


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Modification for FT-1000 MP
Modifications collected by mods.dk
Listed in Radio Equipment/HF Transceivers/Yaesu FT-1000MP
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About Modification for FT-1000 MPThe "Modification for FT-1000 MP" resource is listed in dxzone.com under 1 categories. Its main category is Yaesu FT-1000MP links (Yaesu FT-1000MP). Listed in our web site directory since Sunday Feb 12 2006, as a result, till today this link has been followed 2934 times. So far received 3 votes for a total score of 6.67/10
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SC johnson www.scjohnson.com
SC johnson Maternity and Paternity Leave Policies
SC johnson offers 20 weeks of paid maternity leave, 0 weeks of unpaid maternity leave, 12 weeks of paid paternity leave and 8 weeks of unpaid paternity leave. This information is based on anonymous tips submitted by employees.
Lower Median/
Consensus UpperCorrections,
Tips & Comments
2 MedianSubmit a Tip
Paid Maternity Leave (weeks)
? Unknown - please leave a tipSubmit a Tip
Unpaid Maternity Leave (weeks)
? Unknown - please leave a tipSubmit a Tip
Paid Paternity Leave (weeks)
? Unknown - please leave a tipSubmit a Tip
Unpaid Paternity Leave (weeks)
Consumer Packaged Goods: Packaged Products Maternity and Paternity Leave
How many weeks of paid maternity, unpaid maternity, paid paternity and unpaid paternity leave do employers in the Consumer Packaged Goods: Packaged Products industry offer?
Median Average
8 8
6 9
2 3
4 4
SC johnson Maternity Leave Comments
- "Upper-level management is male-dominated and not diverse, especially on the international side of the business. Younger women openly discuss challenges finding female mentors and male or female sponsors. From what I hear, maternity leave policy is generous, but I have heard of women who have taken the full leave feeling penalized when they return. for example, through lower performance reviews and delayed promotions." - Lady elle2
Related Resources
The Office Maternity Leave Checklist for the "Type A" Professional
We've created a very detailed maternity leave checklist to cover pretty much every last detail we think matters for the transition from the office to being at home with your baby. This list is based on the experience, advice and tips that working moms have shared with us. So print it out, and start crossing things off! Before You Announce You're Pregnant at Work (for many women this is typi...
Pregnancy and Maternity Leave for California Employees
If you're a pregnant California employee and interested in what your maternity leave rights are, you're in luck. You live in one of the three states in the United States that guarantees women a partially paid maternity leave. You may also qualify for partially paid leave under the state's short-term disability laws, which cover a portion of your pay while you are unable to work due to pregnancy or childbirth. D...
NY State Maternity Leave and Pregnancy Disability
Update: On March 31, 2016, New York States' legislature approved paid family medical leave for up to 12 weeks effective 2018. Here's our summary of the coming New York state family paid leave provisions. New York state gets a "B" grade from the National Partnership for Women and Families when it comes to how favorable the state laws for new and expecting parents compared to other American states. ...


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Property Location
With a stay at Suburban Extended Stay, you'll be centrally located in Albuquerque, convenient to Casa Rondeña and Indian Pueblo Cultural Center. This hotel is within close proximity of UNM North Golf Course and University of New Mexico Campus Observatory.
Make yourself at home in one of the 136 air-conditioned rooms featuring kitchenettes with refrigerators and stovetops. Complimentary wireless Internet access keeps you connected, and satellite programming is available for your entertainment. Conveniences include safes and desks, as well as phones with free local calls.
Rec, Spa, Premium Amenities
Make use of convenient amenities such as complimentary wireless Internet access, a picnic area, and barbecue grills.
Business, Other Amenities
Featured amenities include a business center, dry cleaning/laundry services, and multilingual staff. Free self parking is available onsite.
Are you affiliated with Suburban Extended Stay Albuquerque? Register now for free to take control of your account, improve your hotel's confidence score and ranking.
© 2013-2016 Hotel WiFi Test Inc.


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Mark Sanford's extramarital affair effectively ended his political career, but the former South Carolina governor will still play a prominent role in the 2012 campaign—on television at least.
Per the New York Times' Jim Rutenberg, Sanford is joining Fox News as a paid on-air political analyst.
Our sister blog The Ticket has more.
Other popular Yahoo! News stories:
• Gadhafi killed: Al Jazeera first to air image of the body
• Too many 2012 debates? There were just as many four years ago
• Gay ABC News anchor comes out on the air


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Kirklander Receives Washington Policy Center Scholarship Award/
WPC's 2016 Jennifer Dunn-Thomson Scholarship Awarded to Sophia Steele
Washington Policy Center (WPC) announced today it has awarded the 2016 Jennifer Dunn-Thomson Scholarship to Sophia Steele of Kirkland, WA. The sixth annual scholarship provides total funding of $15,000 in honor of the late Congresswoman to female college students who exemplify Jennifer's leadership, commitment to public service and personal values.
Sophia is entering her senior year at Washington State University in Pullman, where she is pursuing a dual major in Communications, Public Relations and Political Science. Sophia has served as an intern for Washington Policy Center, as well as for the House Republican Conference & Office of Congresswoman Cathy McMorris Rodgers in Washington, D.C. She is also a graduate of the Jennifer Dunn Leadership Institute, and served as a news reporter for WSU's campus paper The Daily Evergreen. She climbed Mount Rainier in 2014 on behalf of the Fred Hutchison Cancer Research Center.
"It is a privilege and an honor to carry on the legacy of Jennifer Dunn. This scholarship will be used to further my education and I am deeply grateful and humbled by the opportunity to serve," Sophia said.
"Sophia's accomplishments are a testament to the bright future that lies ahead of her, and we are proud to award this year's scholarship to her. She has already displayed a great tenacity for public service with her internship in D.C. as well as here at Washington Policy Center," said WPC President Dann Mead Smith. "We look forward to watching her carry on Jennifer's legacy of leadership and values both on her campus and in her community."
Jennifer Dunn-Thomson, who passed away in 2007, served as the Representative from Washington's 8th Congressional District from 1993–2005. During her time in Congress, she served on the powerful House Ways and Means Committee, championed fiscal reform, and rose to become Vice Chair of the House Republican Conference. At its 2005 Annual Dinner in Seattle, WPC honored Congresswoman Jennifer Dunn-Thomson with its annual Champion of Freedom Award "for her contributions throughout her distinguished Congressional career advocating for her constituents and our entire state on the important policy issues facing our region. Honoring her strong leadership, support of free-market principles and being a friend to small businesses and taxpayers on the death tax repeal and other tax reforms."
This year, WPC awarded two other female college students with funds from the scholarship: Courtney Bell and Maggie Douglas. Courtney, a Tacoma native, is entering her third year of law school at Gonzaga University in Spokane. Maggie currently works as WPC's Easter Washington Assistant and grew up in Almira, WA. She is entering her senior year at Gonzaga University.
WPC, an independent, public policy think tank with a staff of 20, a $2.7 million budget and offices in Seattle, Olympia, Spokane and the Tri-Cities, will begin accepting applications for the 2017 Jennifer Dunn-Thomson Scholarship this fall.


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Russian version. Continuation of cult role-playing series, which the unfolding events in the world, post-nuclear war. War ... War is always war and never changes. At the end of the twenty-first century struggle for oil fields provoked the conflict between the U.S. and China. The diplomatic dispute soon escalated into armed confrontation between two superpowers, which lasted a few hours. Who launched the first missiles had remained a mystery. Earth has become a scorched desert. There were no losers or winners.
Only a few managed to escape from fatal radiation in special shelters, built shortly before the disaster. A new era in the history of mankind ... The main character Fallout 3 lucky: he was born in a shelter, and lived for many years under the protection adamantine reinforced concrete walls, not knowing the dangers that people wait on the surface. But once his father left the shelter and disappeared in an unknown direction. Soon the suspicions of fellow and filial duty to make a hero to follow his father and go to meet fate. What it will be depends on you!
Game features:
Huge, full of mysteries world, many of whose inhabitants believe people easy prey. Try to prove them otherwise!
Dozens of skills will brave adventurers have decent resistance, to detect the deadly traps and find common language with various interlocutors.
Old, unserviceable weapons can disassemble the parts and upgrade, getting new defenses and attack.
Flexible combat system with the incremental elements: attack the enemies in real time, or plan of a unit in pause mode.
More than two hundred options finals. The hero may be the new messiah, changing the future of human civilization, to become a cruel tyrant, to devote his life to criminal activity or an inglorious death in the radioactive desert
System requirements:
> Operating System: Microsoft Windows ? XP / Vista ?
> Processor: Intel Core 2 Duo
> Memory: 2 GB
> Video Card: 3D-graphics adapter with support for Direct X 9.0c and 512 MB memory (NVIDIA 8800 or ATI 3800 )
> Sound Card: Sound device compatible with DirectX ? 9.0c
> Free space on your hard disk: 10 GB
Description DLC:
Fallout 3: Operation Anchorage - Official mini-supplement for approximately 4-5 hours of gameplay and the represents a military simulator with elements of stealth. The player will Ankoreydzh liberate the city from the invasion of Chinese communists. The player will be available to new weapons, new armor, new skills.
The Pitt - Just as in the first official add-Operation Anchorage you get a radio signal for help. Upon arrival the signal you are helping a man named Werner to defend from a handful of obviously non-native raiders. Then grateful Werner asks you to get a cure for mutations that tormented residents of Pittsburgh and sends you to a deserted railway station, where you find yourself in a society of slave-raiders. And continue to play and investigate yourself.
Broken Steel - Unlike previous additions to the BS will need to finish the storyline to play again. Since the limit of development rises above the 20 level, the incentive to play again would be even hardened Munchkin
History, as expected, revolves around the Brotherhood of Steel and the remnants of the enclave. After the victory of one over the other iron woodcutters, and the winners have decided to strike while the iron is hot and make the parched lips of the inhabitants of the Metropolitan Heath never slipped the word "enclave".
Point Lookout - Opens new vast zone of Outland - a dark swampy area near the shore of Maryland. Climb on the ferry and go to the coastal town of Point Lookout, to experience the most mysterious addition to Fallout 3 with the most open-ended.
Mothership Zeta - Hostile aliens come to you in the conflict and kidnapped in the huge ship ?Mothership Zeta?, orbiting the Earth near the Metropolitan Wastes. Mothership Zeta takes effect Fallout 3 in a completely new setting of - space. Meet new characters and try to escape together from the clutches of enemies! This will help you powerful new weapons, such as ?Alien Atomizer?, ?Alien Disintegrator? and ?Drone Cannon?, and, of course, the new armor: ?Gemini-Era Spacesuit? and even ?Samurai Armor?.
Year: 2009
Genre: Action (Shooter) / RPG / 3D / 1st Person / 3rd Person
Developer: Bethesda Softworks
Language: Rus / Eng
Tablet: required
-Have all the DLC
-Version of the game - 1.7
-Ability to install HD Texture Pack
- Fallout 3 - 1C
- DLC - TTL Community
-The disc is present a documentary about making a game
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