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On March 18, 2026, the New Jersey Board of Public Utilities (NJBPU) announced “$5 million in grants to fund more than two dozen projects that will expand cooling infrastructure, reduce energy demand, and improve public health while strengthening climate resilience in the state’s most heat-vulnerable communities.”

The awards, issued through NJBPU’s Urban Heat Island (UHI) Mitigation Program, span 10 municipalities statewide — with major investments concentrated in Newark, Camden, and Trenton, and additional projects in Paterson, Atlantic City, Elizabeth, Roselle, Egg Harbor City, Lakewood Township, and Pennsauken Township. Projects include tree planting along major street corridors, conversion of public buildings into resilience hubs, shade structures, water features, community gardens, cooling corridors and pop-up oasis initiatives, all designed to lower surface temperatures and cooling costs on the hottest days of the year.

NJBPU describes the UHI Mitigation Program  as advancing “Governor Mikie Sherrill’s agenda to pair aggressive climate action with investments that directly improve public health, affordability, and quality of life in overburdened communities.”

NJBPU describes the public health benefits to NJ residences under the UHI Mitigation Program:

“Higher temperatures accelerate ozone formation and intensify air pollution, aggravating asthma, COPD, and cardiovascular disease. Urban trees and greening initiatives help counter these impacts by filtering harmful particulates, lowering temperatures, and improving air quality. Research shows sustained greening efforts, such as tree-planting, can reduce asthma-related emergency room visits, lower medical costs, and decrease missed school days.”

NJBPU reports “Camden will receive a $1 million award to redevelop Farnham Park with shade structures, improved youth recreation spaces, and expanded green areas. Additional community-based funding will support the “Blooming Bus Stops” initiative, adding shade trees, seating, and amenities at up to 20 bus stops in North Camden.”

“Newark will receive a $500,000 award to redevelop Hennessey Street Park into a climate-resilient community space in the Ironbound neighborhood, adding cooling infrastructure, trees, and emergency cooling amenities. Additional community-based projects will install shade structures and hydration stations at community gardens and deliver tree planting in neighborhoods disproportionately affected by extreme heat.”

NJBPU announces the following Full List of Awardees and Projects:

Category 1 – Comprehensive UHI Interventions in Public Spaces (up to $1 million each)

  • City of Trenton – Trenton North and West Wards Tree Arteries Project ($1,000,000)
  • City of Camden – Farnham Park Redevelopment ($1,000,000)

Category 2 – Cooling the Built Environment / Resilience Hubs (up to $500,000 each)

  • City of Trenton – Hermitage Library Resilience Hub ($500,000)
  • Pennsauken Township – Elm Avenue Resilience Hub ($500,000)
  • City of Newark – Firefighters Memorial Park Climate-Resilient Community Space ($500,000)
  • Housing Authority of the City of Elizabeth – Bayway Community Center Cool Roof and Heat Resilience Project ($500,000)

Category 3 – Urban Micro-Climate Interventions (up to $50,000 each)

  • New Jersey Conservation Foundation (Trenton) – Green Streets to Battle Monument Intermediate School ($50,000)
  • Isles, Inc. (Trenton) – H2Grow – Bellevue ($50,000)
  • Trenton Artworks, Inc. (Trenton) – Trenton Heat Resilience Garden ($50,000)
  • Passage Theatre Company (Trenton) – Cool Theatre Passageways ($50,000)
  • Center for Environmental Transformation (Camden) – East Camden Community Heat Preparedness ($50,000)
  • Neighborhood Collaborative / Camden Urban Agriculture Collective (Camden) – Blooming Bus Stops ($50,000)
  • Greater Newark Conservancy (Newark) – Water-Enhanced Newark Community Gardens and Green Spaces ($50,000)
  • Newark Science and Sustainability, Inc. (Newark) – Newark SaS Shade Infrastructure Project ($50,000)
  • Rabbit Hole Farm (Newark) – Newark Cooling Improvements ($50,000)
  • Project for Empty Space (Newark) – Newark Grounds Art Canopies and NIGHT FEST Markets ($100,000)
  • FARD United (Newark) – Urban Heat and Community Safety Initiative ($50,000)
  • City Green (Paterson) – Tree Canopy Expansion in City Green Learning Garden ($50,000)
  • One Ocean County, Inc. (Lakewood Township) – John Patrick Sports Complex Cooling Garden ($50,000)
  • Ducktown Neighborhood CDC (Atlantic City) – Ducktown Cooling Corridor Pop-Up Oasis ($50,000)
  • Key Recreation, Inc. (Egg Harbor City) – Buffalo Avenue Playground Urban Heat Relief Project ($50,000)
  • Groundwork Elizabeth (Elizabeth and Roselle) – Urban Heat Mitigation Through Native Tree Canopy Expansion ($50,000)

Awardees will have two to three years to complete projects and must submit regular financial and performance reports to the NJBPU.

On March 3, 2026, the Appellate Division of the Superior Court of New Jerey held that a prospective cannabis retailer is entitled to an explanation by a municipal governing body for denial of an application for a “resolution of support” (ROS), which is a requirement under the NJ Cannabis law to obtain a Retail Cannabis License.

A City Council is required to provide a discernible basis for denying an ROS application to inform the applicant and the public of its reasons, as well as afford meaningful appellate review. A City Council’s failure to do is a reversable error.

In Higher Breed NJ LLC v. The City of Burlington Common Council, 2026 N.J. Super. LEXIS 33 (App. Div. March 3, 2026)(Approved for Publication), the Appellate Court considered whether the City of Burlington Common Council (City Council) was required to provide a reason for denying Higher Breed NJ LLC’s (Higher Breed) application for a ROS, as required under  N.J.A.C. 17:30-7.10(b)(9). A ROS is a requirement to obtain a Cannabis Retailer License (CRL) from the State of New Jersey Cannabis Regulatory Commission (CRC) under the Cannabis Regulatory, Enforcement Assistance, and Marketplace Modernization Act (CREAMMA), N.J.S.A. 24:6I-31 to – 56. 

Here, after the City Council held three separate public meetings and after hearing testimony from Higher Breed in support of the ROS, and from an objector (a real estate broker alleging Higher Breed failed to pay him a real estate commission for arranging a commercial lease at the subject property to Higher Breed and referring to Higher Breed as “unprofessional” and alleging they exhibited “ethically questionable behavior”), the City Council announced (without any explanation or reasons) it will not grant  Higher Breed’s application for the ROS. The City Council relied on a recent Appellate Division decision in Big Smoke LLC v. Township of West Milford, 478 N.J. Super. 203 (App. Div. 2024) (municipalities have wide discretion in deciding to grant, deny or reconsider requests for an ROS for cannabis businesses).

CREAMMA specifically directs that a business intending to sell cannabis from a retail establishment must obtain “a Class 5 [CRL]” from the CRC to operate a retail premise. N.J.S.A. 24:6I-42. The CRC has issued regulations identifying the proofs a prospective business must submit in its application, including zoning approvals and “[p]roof of local support.” N.J.A.C. 17:30-7.10(b).

The CRC requires “[p]roof of local support, which shall be demonstrated by resolution adopted by the municipality’s governing body, or where the municipality has no governing body, a written letter of support from the municipality’s executive.” N.J.A.C. 17:30-7.10(b)(9). “‘[P]roof of local support’ [is] embodied in a municipal governing body’s resolution.” Big Smoke LLC, 478 N.J. Super. at 219 (citing N.J.A.C. 17:30-7.10(b)(9)).

The Appellate Court in Higher Breed found:

The City Council’s failure to provide a reason for denying Higher Breed’s ROS application prevents the applicant and public from understanding its action, and meaningful appellate review. We have held that a municipality’s discretionary determination shall be “vested with a presumption of validity[] that will be upheld where any state of facts may reasonably be conceived to justify the action.” Vineland Constr. Co. v. Township of Pennsauken, 395 N.J. Super. 230, 255 (App. Div. 2007) (citing Quick Chek Food Stores v. Township of Springfield, 83 N.J. 438, 447 (1980)). Stated another way, for the City Council’s resolution to be accorded deference, there must be a clearly discernible basis provided to support its decision.

Additionally, a governing body has the responsibility to set forth findings of facts in its decision to facilitate meaningful review. Cf. In re Application for Med. Marijuana Alt. Treatment Ctr. for Pangea Health and Wellness, LLC, 465 N.J. Super. 343, 375 (App. Div. 2020) (providing that “an administrative agency acting quasi-judicially must set forth basic findings of fact, supported by the evidence and supporting” its determination “for the salutary purpose of informing the interested parties and . . . any reviewing tribunal of the basis on which the final decision was reached so that it may be readily determined whether the result is sufficiently and soundly grounded” or is arbitrary, capricious, or unreasonable). Despite the lack of statutory directive, “[t]he requirement of findings is far from a technicality and is a matter of substance.

The Appellate Division affirmed in part and vacated in part the trial court’s decision and remanded the case back to the City Council. The Appellate Division held “the City Council was required to provide a discernible basis for denying Higher Breed’s ROS application to inform the applicant and the public of its reasons, as well as afford meaningful appellate review.” “The City Council on remand is directed to give further consideration to Higher Breed’s application and sufficient reasons for its decision regarding Higher Breed’s ROS. We express no opinion on the outcome of this matter.”

The lesson here is a diligent applicant should protect the record before a City Council in the event of an appeal to the Court. When applying to a City Council for an ROS, the applicant should offer and build a record with sufficient and credible admissible evidence in support of the ROS. Here, the trial court correctly noted “[t]he four members who voted against the ROS did not state a reason for their vote that was related to site suitability or not complying with Burlington City’s local ordinances.” The trial judge also reasoned that “another cannabis applicant, Northern Alternatives, LLC” was issued an ROS at the third meeting and the application was similar to Higher Breed’s application. Additionally, the City Council had approved an ROS for “a medical cannabis establishment for LIFE Compassion Center Dispensary, LLC” at the property in 2021. The trial judge went on to explain that the record did not support the City Council’s decision, noting it was not based on “any substantiated evidence.”

I have successfully obtained ROSs for clients applying for Retail Cannabis Licenses before the CRC. If you require legal assistance with an ROS application, please feel free to contact me at afox@capehart.com.

If you own real property in New Jersey with groundwater contamination, you may have a responsibility to report to the New Jersey Department of Environmental Property (NJDEP) and retain a Licensed Site Remediation Professional (LSRP) to investigate the groundwater contamination and propose a remediation plan. This will take time and could have a significant impact on any transaction to sell such real property. Recent changes under NJDEP regulations gives an LSRP the ability to self-certify or provide supplemental certification, which will significantly reduce the review and approval times. Monitored Natural Attenuation (MNA) is an effective tool and the least expensive alternative (if applicable) for remediation of groundwater contamination. Engaging an experienced and reputable LSRP is essential.

If you plan to remediate and/or sell your real property located in New Jersey that has groundwater contamination, we can offer guidance and help you navigate through the NJDEP regulations, as well as explain the law regarding transactions to sell contaminated real property.

Below is an article co-authored by Kristin Heimburger, Dave DiPascale and Andy Basehoar, LSRPs at TTI Environmental, Inc., located in Moorestown NJ, which summarizes, in simple terms, the past and current administrative procedures required by the NJDEP to address groundwater contamination.    

NJ Sites With Groundwater Contamination Benefit From NJDEP’s Supplemental Certification for Groundwater Remedial Action Permits for Monitored Natural Attenuation

By Kristin Heimburger, Dave DiPascale, and Andy Basehoar, LSRPs

  • In New Jersey, you may close a contaminated groundwater case with a remedy of “let the environment clean it up” provided it meets certain criteria. In technical terms, this is called Monitored Natural Attenuation (MNA).
  • For many years this was achieved with a Classification Exception Area (CEA) approved by NJDEP with continued monitoring and maintenance to ensure contamination was stable or reduced. In 2014, all groundwater CEAs in post-closure phase had to be converted to a Remedial Action Permit (RAP) – Groundwater (GW).
  • Existing cases in post-closure monitoring as well as new groundwater cases seeking a RAP, had to submit a detailed form and attachments to NJDEP for approval. Due to massive influx of RAP applications, NJDEP became severely backlogged in reviews & approvals. Technically complex RAP applications were mixed in with less complicated MNA requests. It could take over two years to receive permit approval or even a notice of deficiency (NOD).
  • This delay was frustrating for Licensed Site Remediation Professionals (LSRPs) and property owners due to the impacts on property transactions and case closures. LSRPs and remediating parties were at the mercy of the NJDEP review process.
  • On May 23, 2024, NJDEP gave LSRPs a gift: the ability to self-certify MNA Groundwater RAPs that meet certain criteria.  The certification is allowed for existing permit applications not yet approved and new applications.
  • On January 6, 2026, NJDEP further loosened the requirements on the certification form. In order to qualify for the supplemental form process, groundwater contamination must meet MNA requirements (including no active remediation system) as well as:
    • No outstanding administrative issues with NJDEP;
    • Site is not traditional or direct oversight;
    • Site is not a landfill, childcare center, school or residence;
    • A deficiency letter was not issued by DEP;
    • The plume is not impacted or suspected to be impacted by PFAS;
    • Plume is not within 500 feet of a potable well;
    • No technical impracticability; and
    • Special circumstances for surface water, co-mingled plumes, bedrock impacts and contaminants denser than water are met.
  • If your case meets the Supplemental Certification Requirements, the GW RAP approval process can move forward at an expedited pace. The ability of the LSRP to self-certify or provide supplemental certification has significantly reduced RAP review and approval times.
  • Two-year approvals have been reduced to two months. Cases with approved GW RAPs can be issued Limited Restricted Use Response Action Outcomes (RAOs) and move into post closure monitoring and maintenance.

The NJ Senate Republicans website reports “Acting Governor Tahesha Way signed legislation sponsored by Senator Parker Space (R-24) and Assemblyman Michael Inganamort (R-24) appropriating $44.4 million… to the New Jersey Department of Environmental Protection for the State acquisition of Green Acres open space lands and Blue Acres lands.” (A6275/S4921).

The NJDEP reports, “This funding ensures that lands vital for recreation and conservation are preserved for future generations, while also strengthening programs like Blue Acres that help monitor, manage, and reduce flooding risks in our most vulnerable areas.”

“The Green Acres Program was created in 1961 to meet New Jersey’s growing recreation and conservation needs. The Green Acres Program has directly protected more than 725,000 acres of open space and parkland and has funded 1,256 local and nonprofit park development and stewardship projects in communities around the state.”  Over the years, NJ has committed $3.3 Billion in Green Acres funding.

“The New Jersey Trails Program was established with the passage of the New Jersey Trails System Act in 1974, laying the groundwork for a network of trails that provide for outdoor recreation and active transportation, and which connect people with their community, with their favorite places, and with each other.” The act charged the Department of Environmental Protection with the task of establishing a trails plan. “The first Trails Plan was created in 1982, updated in 1996 and again in 2009.” The New Jersey Trails Program develops, maintains and restores trails and trail-related facilities, funded under the  federal Recreational Trails Program (RTP) grants established under the National Recreational Trails Fund Act in 1993. 

If you require assistance related to NJ’s Green Acres and Blue Acres programs or The New Jersey Trails Program, please contact Alan P. Fox, Esquire.

NJDEP Fish & Wildlife launched a shell recycling program in 2019 that was centered in Atlantic City, where discarded clam and oyster shells from restaurants were collected and reused to enhance local oyster reefs. The program began with a single restaurant partner and was initially focused solely on the Atlantic City region. The program grew quickly to involve nearly every major casino and seafood restaurant in Atlantic City within just a few years.

NJDEP reports the program now includes 32 restaurant partners across Atlantic, Cape May, and Ocean counties, significantly increasing shell collection efforts and resulting in more available shells for oyster reef enhancement.

This week, NJDEP announced a groundbreaking partnership with the Sysco Corporation for a significant expansion of the state’s successful program that uses seafood shells recycled from restaurants for creation of oyster reefs.  NJDEP claims “the reefs can improve the ecological health of coastal waters, reduce waste to landfills, enhance climate resilience and benefit local restaurants.”

NJDEP reports “through this partnership, Sysco, the world’s largest food distributor, will collect discarded oyster and clam shells from restaurants it serves across the region and provide them to NJDEP Fish & Wildlife’s Shell Recycling Program for oyster reef enhancement projects to expand multiple sites along the state’s coastline.”

NJDEP claims “the additional shells will directly result in more planted reefs, which means more available habitat for oyster larvae to settle and grow — leading to greater recruitment, population recovery, and ecosystem benefits.”

NJDEP Fish & Wildlife Assistant Commissioner Dave Golden states: “These reefs offer critical habitat for a wide range of recreational and commercially important marine species. By recycling shells, we reduce waste and support the recovery of ecosystems that benefit both marine life and coastal communities.”

The success of the program has drawn interest locally as well as nationally. NJDEP proudly announced “the Fish & Wildlife Shell Recycling Program has received multiple accolades for its work.”  “At its Fall 2024 meeting, the Environmental Council of the States awarded an Honorable Mention to the program for a video showcasing the shell recycling process.”  “In 2024, the program gained funding from the National Oceanic and Atmospheric Administration’s Coastal Zone Management Program, enabling expansion beyond Atlantic City and development of a robust environmental education program.”  “Earlier this year, NJDEP Fish & Wildlife’s Shell Recycling Program team members were honored at the 2025 State Employee Recognition Day award ceremony as part of Public Service Recognition Week.”

For additional information, you may contact me at afox@capehart.com or follow the Shell Recycling Program.

New Jersey led the nation as the first state to pass legislation creating a One Health initiative. P.L. 2021, Chapter 117 (adopted and effective on June 24, 2021), which establishes the “New Jersey One Health Task Force”.

New Jersey Governor Phil Murphy proclaimed November 3, 2025 as “One Health Day” in the State of New Jersey. “One Health Day” is an awareness campaign recognizing the interconnectedness of human, animal, plant, and environmental health, and promotes collaboration to address these interdisciplinary issues.

While “One Heath” is not a new concept, the legislation states, “it has become increasingly important in recent years as many factors have changed interactions between people, animals and the environment, leading to the emergence or reemergence of many diseases”.

This legislation declares that it is “in the public interest of the State of New Jersey to establish a permanent New Jersey One Health Task Force to promote health and wellness of New Jersey residents, animals, including pets, livestock, and wildlife and natural resources by encouraging the collaborative efforts of experts and leveraging knowledge and resources effectively.”

The New Jersey One Health Task Force is charged with the task to “develop a strategic plan to promote inter-disciplinary communication and collaboration between physicians, veterinarians, and other scientific professionals and State agencies, with the goal of promoting the health and well-being of the State’s residents, animals and environment.”

The legislation provides the New Jersey One Health Task Force shall consist of 13 members as follows:

      1. The Secretary of Agriculture, or the secretary’s designee, who shall serve ex officio;

      2. The Commissioner of Environmental Protection, or the commissioner’s designee, who shall serve ex officio;

      3. The Commissioner of Health, or the commissioner’s designee, who shall serve ex officio;

      4. 10 public members to be appointed by the Governor, as follows:

        • one person representing the medical community, who is a medical practitioner licensed to practice in the State;
        • two people who are veterinarians licensed or approved to practice in the State by the State Board of Veterinary Medical Examiners, one of whom shall have expertise, knowledge, and experience with farm animals;
        • one person with expertise, knowledge, and experience in medical research;
        • one person with expertise, knowledge, and experience in zoonotic diseases;
        • two people with expertise, knowledge, and experience in epidemiology or biomedical sciences; and
        • three people representing the State’s academic community with expertise, knowledge, and experience in public health, ecology, natural resources, or environmental and biological sciences.

The New Jersey Department of Agriculture explains the purpose of the One Health initiative as follows:

New Jersey was the first state in the nation to legislate a One Health initiative by establishing the OHTF (P.L. 2021, Chapter 117). “One Health” is a concept that recognizes the strong connections and interdependencies between human, animal, and environmental health, and calls for a collaborative, multi-sector, and transdisciplinary approach. The OHTF is comprised of members representing a variety of disciplines, including human and veterinary medicine, public health, epidemiology, and academic research.

The Strategic Plan sets forth six major goals for the OHTF to accomplish:

      1. Strengthening One Health Coordination and Collaboration,

      2. Stimulating Interdisciplinary Health Research and Innovation,

      3. Developing a One Health Cognizant Workforce,

      4. Increasing Public Awareness of the Importance of One Health,

      5. Improving Data Accessibility Across Sectors and Disciplines, and

      6. Ensuring Sustainability for the One Health Approach in New Jersey.

Each goal is supported by underlying short-term (one-year) or longer-term (3-5 year) objectives. The Task Force’s Strategic Planning Committee will revisit and revise these goals and objectives annually to assess progress.

New Jersey Agriculture Secretary Ed Wengryn states: “From food safety to animal disease to soil and water quality, each challenge we face is deeply interconnected. By addressing them holistically, we can ensure the resilience of our agricultural systems.”

New Jersey Department of Environmental Protection Commissioner Shawn M. LaTourette states: “Through the One Health Task Force, New Jersey is working to advance our scientific understanding of the complex relationships between public health, our environment, and plant and animal health,”. “This first Strategic Plan will help spur a coordinated, multi-disciplined response to growing threats to wildlife and agricultural commodities, ultimately better protecting public health.”

New Jersey Department of Health Acting Commissioner Jeff Brown states: “Protecting the public’s health requires understanding and responding to diseases and other health threats that spread between people and animals. It also requires recognizing how these challenges impact our globally connected environment. This strategic plan puts New Jersey at the vanguard of science and public health, providing a roadmap for building the infrastructure that will undergird this complex and essential work.”

You may find more information about New Jersey’s One Health Task Force on the New Jersey Department of Agriculture (NJDA) website.

The New Jersey Department of Agriculture offers a new tool to facilitate interdisciplinary collaboration in New Jersey, the OneHealthConnect listserv.  You may contact me at afox@capehart.com if you need assistance registering for the listserv, and receive rolling email updates or weekly digests.

By: Alan P. Fox, Esq.

The number of individuals filing for bankruptcy has significantly increased in 2025, reflecting growing financial pressures and pessimism among Americans about their economic security, the American Bankruptcy Institute (ABI) reports. According to a report from the ABI, there were 249,152 individual Chapter 7 bankruptcy filings during the first nine months of 2025. This represents a 15% increase over the 216,773 filed in the same period in 2024.

Business bankruptcy filings also increased in 2025. The Administrative Office for the United States Bankruptcy Court reports that business filings rose 4.5%, from 22,060 to 23,043 in the year ending June 30, 2025. Non-business bankruptcy filings rose 11.8% to 519,486, compared with 464,553 in the previous year.

If you own a business and extend credit to your customers, you have certain rights as a creditor (whether as a secured creditor or unsecured creditor) under the Bankruptcy Code. Exercising certain creditor’s rights pre-bankruptcy defines how your claim will be treated during a bankruptcy case. All collection efforts must stop once the debtor files for bankruptcy protection. Navigating through a bankruptcy case and affirmatively protecting your rights as a creditor in a bankruptcy case is complicated. Our firm offers experienced attorneys that focus on creditor’s rights, including pre-bankruptcy strategies, collection of unpaid receivables and protection of creditor’s right during a bankruptcy case.

You may contact me at afox@capehart.com to discuss methods to improve and protect your rights as a creditor should your customer experience financial hardship or in the event you received notice a customer has filed for bankruptcy protection.

The Supreme Court of New York recently reviewed substantive grounds for summary judgment, such as lack of notice, absence of proximate cause, and improper party inclusion in its opinion and holding in the matter of Kimberly Squire v. City of New York, et al.  In Kimberly Squire, Plaintiff’s Complaint alleged injuries from a trip and fall due to Plaintiff stepping into a hole when she was disembarking a NYC MTA bus in Brooklyn, New York.  Plaintiff filed suit against the City of New York; New York City Transit Authority; and Metropolitan Transportation Authority.

Defendants New York City Transit Authority and Metropolitan Transportation Authority (together, “Transit Defendants”) filed a motion for summary judgment.  These Transit Defendants advanced multiple arguments to support their motion, including that defect identified by Plaintiff (the hole) was not the proximate cause of the accident, that same was not visible from the bus operator’s vantage point, and that Transit Defendants do not own, operate, or maintain the property where Plaintiff fell.  In addition, the Metropolitan Transportation Authority (“MTA”) claimed that it was not a proper party to the suit.  Later, the City of New York filed its own motion for summary judgment and argued lack of notice of the hole and that the City of New York did not create the alleged defect.

In assessing these arguments, the Court agreed that the MTA was not a proper party to the lawsuit and dismissed Plaintiff’s claims against MTA accordingly.  The Court also found that the New York City Transit Authority oversaw the subject bus and cited precedent holding that the MTA and its subsidiaries must be sued separately and were not responsible for each other’s torts.

As to New York City Transit Authority’s arguments about proximate cause – the Court noted that Transit Defendants were generally not responsible for maintaining bus stops, roadways, curbs, or sidewalks.  Further, the Court noted that a common carrier owed a duty to an alighting passenger to stop where they can disembark safely.  Assessing whether a duty to a plaintiff was breached when the driver stopped requires an analysis of whether the bus driver could have observed the dangerous condition from the driver’s vantage point.

The Court found that evidence in the record includes video and photo evidence which showed that Plaintiff was too far from the alleged hole for it to have caused her fall as she disembarked the bus.  Thus, Transit Defendants’ motion for summary judgment was granted, as evidence showed that the hole was not the proximate cause of Plaintiff’s accident.

Finally, the Court addressed the City of New York’s argument that it lacked notice of the alleged hole.  The Court found that although Plaintiff presented evidence of two permits and inspections for nearby locations, she failed to raise a triable issue of fact because the evidence presented did not relate to the specific defect.  On the contrary, the Court held that the City of New York had adequately demonstrated that it did not have prior written notice of the defect.  Accordingly, the Court found that City of New York has articulated a prima facie case that it lacked written notice and, thus, was entitled to summary judgment.  With this, Plaintiff’s claims against all Defendants were dismissed.

New York practitioners are encouraged to review this opinion as a refresher of New York’s standards on summary judgment.  Same opinion is also instructive as to standards of alleging breaches of common carriers’ duties (to an alighting passenger to stop at a place where the passenger may safely disembark and leave the area).

In Chris Eldredge Containers, LLC v. Crum & Foster Specialty Insurance Company, et al., the Superior Court of Pennsylvania addressed the obligation of the Defendant insurers to defend and indemnify their insured, Eldredge Containers, in connection with a personal injury lawsuit.

The underlying personal injury lawsuit arose from an incident in which an Eldredge Containers employee, driving an Ottawa Terminal Tractor, backed into a stationary service truck owned by Safety-Kleen Systems, Inc. (“Safety-Kleen”) and occupied by Safety-Kleen’s employee, Craig Logan (“Logan”).  As a result, Logan filed suit against Eldredge Containers, alleging he sustained injuries from the collision.

Eldredge Containers sought defense and indemnity from, inter alia, the insurance carriers Crum & Foster (“C&F”) and National Union.  Both carriers disclaimed coverage.  Thereafter, Eldredge Containers filed a declaratory judgment action seeking a declaration that the insurers were required to provide it with indemnification and defense in connection with Logan’s underlying personal injury  lawsuit.

In the declaratory judgment action, C&F, Eldredge Containers’ general liability carrier, filed a motion for judgment on the pleadings.  Therein, C&F argued that while it had issued a Commercial General Liability policy that provided coverage for damages arising from bodily injury, that policy contained an “Absolute Auto Exclusion.”  That exclusion provided that there was no coverage for “bodily injury…arising out of or resulting from the ownership, maintenance, use[,] or entrustment to others of any…auto…”  C&F argued that the Absolute Auto Exclusion was triggered because Logan’s Safety-Kleen service truck was an “auto” under the definition of the policy and, therefore, Logan’s alleged injuries arose out of the ownership or use of an “auto.”  National Union, Eldredge Containers’ excess carrier, similarly filed a motion for judgment on the pleadings, arguing that it had no duty to defend or indemnify Eldredge Containers absent a corresponding duty under an underlying policy.

The trial court granted C&F and National Union’s motions for judgment on the pleadings, dismissing Eldredge Containers’ declaratory judgment action.  Thereafter, Eldredge Containers appealed.  The appellate court noted that “[t]his appeal involves the interpretation of an insurance policy, which ‘is a question of law that we will review de novo.’”  The court then cited various cases from the Commonwealth of Pennsylvania to support the propositions (1) that when a coverage clause is ambiguous, defined as being “reasonably susceptible of different constructions and capable of being understood in more than one sense,” the clause is to be “interpreted broadly so as to afford the greatest possible protection to the insured;” and (2) that exceptions to an insurer’s general liability are to be interpreted narrowly against the insurer.

Applying the above-referenced rules, the appellate court found that the C&F Commercial General Liability policy’s Absolute Auto Exclusion was ambiguous because it did not specify a causation standard or identify whose ownership or use of an auto triggers the exclusion.  The court cited prior Pennsylvania decisions which found the phrase “arising out of” to be ambiguous, such that it must be strictly construed against the insurer to exclude only those injuries that are proximately caused by the auto.  Here, the court noted that in the underlying personal injury action, it was the Ottawa Terminal Tractor, a non-auto, and not the Safety-Kleen truck, that was the proximate cause of Logan’s injuries.

The appellate court similarly found that the ownership clause in the Absolute Auto Exclusion was ambiguous, because it did not specify whose “ownership, maintenance, use[,] or entrustment to others of any…auto” triggers the exclusion.  The court thus strictly construed this clause against the insurer, finding that the exclusion was only triggered by the insured’s (Eldredge Containers’) “ownership, maintenance, use[,] or entrustment to others of” an auto.  In this case, the only “auto” at issue was Logan’s Safety-Kleen truck, which Eldredge Containers did not own, maintain, use, or entrust to others.  The Absolute Auto Exclusion thus was not triggered.

The appellate court concluded that because the Absolute Auto Exclusion was not triggered, C&F and National Union both had a duty to indemnify and defend Eldredge Containers in the underlying suit.  The court thus reversed the trial court’s decision and remanded the case for further proceedings consistent with its opinion.

Takeaway: Pennsylvania insurers should be aware that Pennsylvania law favors the broad interpretation of ambiguous coverage clauses to provide the greatest amount of protection to policyholders, while narrowly interpreting coverage exceptions and exclusions.

By: Courtney Todaro, Law Clerk
Edited By: Nuo (Norman) Jiang, Esq.

In its holding and opinion in Zavis v. NJM Ins. Co., the Appellate Division of the Superior Court of New Jersey clarified standards for an injured Plaintiff to demonstrate that her injuries were caused by a motor vehicle accident.

On February 1, 2019, then-74-year old Charlotte Zavis (hereafter “Plaintiff”) allegedly sustained personal injuries as a front passenger in a motor vehicle accident.  Plaintiff alleged she sustained injuries to her shoulders, neck, and back because of the accident.  Notably, Plaintiff did not assert a claim of aggravation or exacerbation of any pre-existing injuries.  After settling the third-party case, Plaintiff filed a claim for additional underinsured motorist (UIM) coverage against New Jersey Manufacturers Insurance Company (hereafter “Defendant”).

As part of her diagnosis and treatment, Plaintiff had MRIs taken of her lumbar and cervical spine on April 4, 2019.  According to Plaintiff’s treating expert Dr. Wayne Fleischhaker’s report, Plaintiff sustained herniations of the cervical spine at C3-4 and C5-6, bulging discs at C4-5 and C6-7, and bulging discs in the lumbar spine at L3-4 and L4-5 with lumbar radicular syndrome.  In Dr. Fleischhaker’s treatment and progress notes, he noted that Plaintiff had “cervical disc degeneration, mid-cervical region, [at an] unspecified level.”

Discovery of Plaintiff’s medical history revealed that she had a pre-existing back condition.  Specifically, Plaintiff had undergone at least two prior lumbar MRIs: one in 2000, which revealed diffuse disc bulges at L3-4 and L4-5 and “multilevel loss of the normal T2 disc signal consistent with multilevel degenerative disc disease;” and another in 2016 after a slip and fall injury which revealed lumbar disc bulges at L3-4 and L4-5.

In his May 14, 2023 report, Dr. Fleischhaker opined that Plaintiff “suffered permanent injuries to her cervical and lumbar spines and an aggravation of pre-existing asymptomatic degenerative changes in the spine” due to the 2019 accident.  Conspicuously, the expert did not provide an explanation of what parts of the spine the “degenerative changes” affected, or perform a comparative analysis of Plaintiff’s pre- and post-accident conditions.

Defendant moved for summary judgment, arguing that Plaintiff could not establish negligence due to the pre-existing condition in her spine, and could not prove causation without a comparative analysis.  Plaintiff opposed the motion, relying on Davidson v. Slater, 189 N.J. 166 (2007), to claim that no comparative analysis was required because she did not assert aggravation or exacerbation of a pre-existing injury.  The Superior Court was not convinced by Plaintiff’s argument and granted Defendant’s motion for summary judgment.  The Superior Court agreed with Defendant and did not find causation, and highlighted Plaintiff’s medical history and Plaintiff’s own expert report of her pre-existing and degenerative conditions as support.

In affirming the Superior Court’s granting of Defendant’s motion for summary judgment, the Appellate Division explained that while a plaintiff is not required to produce a comparative analysis when they do not claim aggravation of pre-existing injuries, a defendant “has the right to raise the issue of prior injuries and seek discovery on them.”  In this case, Defendant utilized this right to seek discovery and argued that Plaintiff could not prove causation.  Reiterating the standard established in Bowe v. N.J. Mfrs. Ins. Co., 367 N.J. Super. 128, 138 (App. Div. 2004), the Appellate Division asserted that Plaintiff had the burden of proving her injuries were “causally linked to either (1) an aggravation of that injury or condition, or (2) a new injury.”  Plaintiff herein could not prove either.  Without a comparative medical analysis, “the jury would be left to speculate” about the cause of Plaintiff’s injuries and effect of the accident.

Judge Bishop-Thompson partially dissented from the majority opinion.  While she concurred with the majority’s conclusion that a comparative analysis was necessary for Plaintiff’s lumbar injuries, Judge Bishop-Thompson disagreed from the majority’s requiring Plaintiff present a comparative analysis for the alleged “new” cervical spine injury.  She reasoned that no pre-existing condition affecting Plaintiff’s cervical spine was alleged, the previous MRIs were only of Plaintiff’s lumbar spine, and there was no specific record of a cervical degenerative condition prior to the accident, only multilevel degenerative disc disease.

Takeaway: New Jersey practitioners are advised to review this case as a reminder that causation is an essential element of any negligence case.  Even if plaintiffs do not raise the issue of aggravation or exacerbation of pre-existing injuries, defendants do have a right to raise prior injuries as a defense and are entitled to discovery into same.  As such, a comparative analysis remains the best method to solidify a causal link between a new accident and new symptoms, especially if juries are put in position to speculate on causation.

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Courtney Todaro is one of the firm’s 2025 Summer Law Clerks. She is a rising 3L at the Drexel University Thomas R. Kline School of Law in Philadelphia, PA. After serving with AmeriCorps, Courtney joined the law school as a Public Interest Scholar and has continued to fuel her passion for teaching by serving as a Dean Scholar for both Civil Procedure and Property. Last summer, she interned with the New Jersey Attorney General’s Office in the Education and Higher Education Division in Trenton, NJ. She also completed a project internship with the Cheshire Law Group, where she assisted with revising the fourth edition of Stern’s Pennsylvania Nonprofit Corporation Law Treatise. This past semester Courtney served as an intern at the Education Law Center in Philadelphia, PA. She was recently selected to participate in the Center for Public Research and Leadership’s Structural Change in Education Practicum next semester at Columbia Law School. After graduation, Courtney plans to pursue a career in School and Special Education Law.

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