Loren v Church St. Apt. Corp.

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Loren v Church St. Apt. Corp. 2016 NY Slip Op 30031(U) January 8, 2016 Supreme Court, New York County Docket Number: 152558/13 Judge: Jennifer G. Schecter Cases posted with a "30000" identifier, i.e., 2013 NY Slip Op 30001(U), are republished from various state and local government websites. These include the New York State Unified Court System's E-Courts Service, and the Bronx County Clerk's office. This opinion is uncorrected and not selected for official publication. [* 1] SUPREME COURT OF THE STATE OF NEW YORK COUNTY OF NEW YORK: PART 57 ----------------------------------------x BONNIE LOREN and PROCESS STUDIO THEATRE, INC., Plaintiffs, Index No. 152558/13 -againstCHURCH STREET APARTMENT CORP., Defendant. -----------------------------------------x JENNIFER G. SCHECTER, J.: Pursuant to CPLR 3025 (b), 305 (c) and 1003, plaintiffs Bonnie Loren (Loren) and Process Studio Theatre, Inc. (Process Studio) move for leave to amend the surrnnons and complaint to add as defendants Ashkenazy Acquisition Corp. Church Retail, Pohl, LLC (257 CR). Francesca Monari, directors of Church Defendants), and and 257 They also seek to add Ushca Ming Lu, Street Michael (AAC) shareholders, Apartment Ashkenazy, Corp. Ben officers or (CSA) (CSA Ashkenazy, Izzy Ashkenazy and Ben Alpert, shareholders, offi~ers or directors of AAC / (AAC Defendants) . complaint to assert They further /move causes of to amend the action __ against all of the defendants. AAC, 257 CR and the AAC Defendants oppose the motion. CSA opposes the motion to amend and cross-moves, in the event that the motion is granted, to dismiss the amended complaint pursuant judicata, to CPLR the 3211 existence statute of limitations. based of a on collateral release and estoppel, passage of res the [* 2] Index No. 152558/13 Page 2 Loren v Church Street Apt Corp. Background Since 1982, Loren has occupied space in the basement and sub basement at pursuant to a 257 Church Street 43-year and in Manhattan 6-month lease (Premises) (Affirmation in Support [Supp], Ex B, Proposed Amended Complaint [PAC], Ex A). She subleases space to Process Studio for use as a theater. Rights to the Premises Initially Loren and her husband were tenants of Solomon Levine (PAC, Ex A). At some point prior to 1993, CSA became the owner of the building and in 1993 it leased the "ground floor conunercial space, Levine for 99 years cellar and sub-cellar" (PAC, bankruptcy proceeding, to In June 2012, Ex B). Solomon through a Levine's leasehold interest with CSA was to be sold to AAC or its assignee subject to Loren's lease ' (PAC 3). at~~ 26-27; Affirmation in Opposition [Opp], Ex D at In July 2012, Levine's leasehold interest was transferred to 257 CR under those terms (Opp Ex E). Prior Litigation In 2002, plaintiffs conunenced an action against CSA and Solomon Levine by C. Supreme Court, Jaye Berger, New York County Bankruptcy Trustee, (the 2002 Action), in seeking millions of dollars in damages (Affirmation in Opposition to Motion and in Support of Cross-Motion [Cross], Ex B at That complaint asserted claims against CSA ~ sounding 55). in [* 3] Index No. 152558/13 Page 3 Loren v Church Street Apt Corp. negligence and breach of lease arising out of a flood that occurred in 2000. Plaintiffs alleged that the flood occurred because of a ruptured sprinkler pipe, that there was a leak before the pipe burst, that defendants were negligent in not preventing the pipe from bursting and that as a result of the flood, theater construction had to be suspended and property was damaged (Cross, Ex B at ~~ 24-33). Plaintiffs alleged that water was not properly removed from the Premises causing mold and illness (id. at~~ 34-40). Plaintiffs explained that in order to prepare the Premises for mold remediation, it was necessary to repair the sidewalk that had previously caved in and that plaintiffs defendants undertook to repair interfered with the repairs the sidewalk but at (id. ~~ 44-51). They urged that defendants caused plaintiffs to "abandon the leasehold and give up valuable rights" The 2002 Action was eventually at (id. removed ~~ to 52-54). the U.S. Bankruptcy Court and made part of a Chapter 11 proceeding (Bankruptcy Proceeding) (Cross, Ex C). In December 2012, after more than a decade of litigation, the parties resolved their disputes and a Consent Order Court (id., Settlement, "fully, Stipulation and (Settlement) was so-ordered by the Bankruptcy Ex D at 3 [Recital M]). Loren received $52,500 absolutely, unconditionally" (id. Pursuant at ~ released to 2[c]). CSA of the She any [* 4] Loren v Church Street Apt Corp. Index No. 152558/13 Page 4 1 claim to the extent that it "derives from the Bankruptcy Code and arises out of or is related Proceeding]" that she "ever had, to [the [then had], Bankruptcy claims to have had, now claims to have, or hereafter can, shall or may have or claim to have against [CSA] from the beginning of the world and through the date of execution of this release" at (id. Ex D 3) . <JI This Action In March Settlement, 2013, mere plaintiffs months commenced after this execution of action against the CSA. They now move to amend their complaint to add parties and causes of action. In their 139-paragraph proposed pleading, plaintiffs allege "a series of several instances that comprise a clear pattern of negligence, grossly negligent, and willfully and wantonly intentional conduct committed by [CSA and all the proposed additional defendants] against plaintiffs by virtue of [their] desire to harass and constructively evict [plaintiffs] from the [Premises] tortious acts upon Bonnie Loren" 1 and (PAC at commit <JI wrongful and 1). The Settlement provided that "the term 'Claim' shall have the meaning ascribed to it in Bankruptcy Code§ 101(5)" (Cross, Ex D at <JI 1). The Bankruptcy Code defines a claim as "a right to payment [or an equitable remedy], whether or not such right is reduced to judgment . contingent, matured, [or] unmatured" (11 USC § 101 [5]). [* 5] Loren v Church Street Apt Corp. Index No. 152558/13 Page 5 In their proposed amended complaint, plaintiffs recount years of problems at the Premises. Plaintiffs assert that for decades there have been floods and infestations of vermin, mold and bacteria. They maintain that more recently they have been harmed as well. For example, they claim that: • defendants have used facade repairs as a pretense to prohibit theater signage since October 2013 (PAC at <JI 35); • CSA and AAC have been improperly salting the sidewalk in the winter causing plaintiffs to suffer damage including collapse of the sidewalk in 2014 (id. at <JI<JI 51-56); • in 2013 defendants sealed the side door to the Premises, damaging the door and creating an unsafe condition (id. at <JI 57); • CSA and AAC have failed to properly maintain the elevator shaft, causing tenants to be trapped and the Fire Department to break locks ("hundreds of times " ) ( id . at <JI <JI 5 9 - 6 4 ) . • AAC gained access to the premises and connected electrical lines in order to steal plaintiffs' electricity (id. at <JI<JI 67-71); • AAC's agents left "dust debris and large amounts of other contracting waste" at the Premises, did work on the first floor that caused construction debris to damage the Premises and "concrete, moldy wood and other moldy substances of various kinds, oily or fatty liquids and other debris" was discharged from the first floor through the theater's ceiling and into the Premises (id. at <]{<]{ 72-75); and since October 2014 AAC permitted the depositing of urine, feces and construction debris into the Premises (id. at <JI 76). • [* 6] Loren v Church Street Apt Corp. CSA, AAC, plaintiffs' 257 motion CR to and Index No. 152558/13 Page 6 the amend, amendments have no merit. AAC urging Defendants that the oppose proposed Because some of the amendments are not clearly devoid of merit, plaintiffs' motion is granted to the extent set forth. Analysis Motion to Amend the Complaint Pursuant to CPLR 3025 (b), leave to amend a pleading should be freely given unless it would result in prejudice or surprise(McGhee v Odell, 96 AD3d 449 [1st Dept 2012]). movant need allegations, not establish but only that the merit of her "The proposed new 'the proffered amendment is not palpably insufficient or clearly devoid of merit'" (Fairpoint Companies, LLC v Vella, 2015 WL 9464842, [1st AD3d Dept Dec. 29, 2015] quoting MBIA Ins. Corp. v Greystone & Co., 74 Inc., AD3d discretion to 499, 500 determine [1st Dept whether 2010]) to grant The leave court has to amend (Edenwald Contracting Co. v City of New York, 60 NY2d 957, 959 [1983]). The proposed amended complaint contains causes of action that cannot be said to be devoid of merit. facts Plaintiffs plead that are sufficient to state claims for, among other [* 7] Loren v Church Street Apt Corp. Index No. 152558/13 Page 7 things, breach conversion of lease, (based on constructive AAC/257 CR's eviction, alleged trespass, use of her electricity before the parties entered into an agreement) , negligence and gross-negligence (based on property damage allegedly caused by AAC/257 CR) . 2 Their causes of action against defendants seek relief related to the facts that they plead. The court therefore grants leave to amend except as to (1) the fifth and sixth proposed causes of action as the case has already been dismissed as Decision and Order dated July 22, and (2) all of the claims as against Lisa Liebert (see 2015 NYSCEF DOC. NO. 101) to all of the individual defendants (see infra). Amendment to Add Parties "Parties may be added at any stage of the action by leave of court . 2 . upon such terms as may be just" (CPLR 1003). As examples, defendants are alleged to have (1) intentionally and willfully caused the Emergency Sidewalk Egress door to the Plaintiffs' Premises to be sealed with concrete, " damaging the door (PAC at <JI 5 7) ; ( 2) improperly removed signs in October 2013 (id. at <JI 35); (3) been responsible for flooding between 2012 and "present day," causing infestation of mold and bacteria (id. at <JI<JI 38, 39, 41), (4) obstructed handicapped access to the premises (id. at <JI 50), (5) improperly cleaned snow and ice from sidewalk (id at <JI 55) and (6) destroyed locks, leaving the Premises vulnerable to criminals/vagrants (id. at <JI<JI 59, 64). [* 8] Loren v Church Street Apt Corp. Index No. 152558/13 Page 8 The motion to amend to include the CSA Defendants and the AAC Defendants is denied because there are no factual allegations that justify their inclusion in this case. In the proposed amended complaint, plaintiffs allege in a conclusory manner that "(v] arious owners, employees and agents of defendants and/or landlord and the [CSA Defendants and AAC Defendants] have been repeatedly illegally trespassing upon the premises, in tort and in violation of the lease" (id. at 5l 62). Without naming who or how, plaintiffs generally further assert that the individuals exercised dominion of the organizational defendants and that through their domination of the organizations, the individuals abused the privilege of doing business in the corporate form to perpetrate wrongs and injustices against the plaintiffs (PAC at 5!5! 79-81). Plaintiffs also assert that there can be personal liability based on "deposits of urine and feces in the premises" (Reply Affirmation [Reply] at g[ 53). demised They contend that they should be permitted to "conduct discovery in order to pierce the corporate veil and bring liability against the proposed added individual defendants in their individual capacities" (id.) . Because plaintiffs do not plead any facts demonstrating what any particular individual defendant did for which there could be personal liability or how any of them purportedly [* 9] Loren v Church Street Apt Corp. Index No. 152558/13 Page 9 abused the organizational form, there is no "just basis" upon which to add them as parties. The motion to amend to include the CSA Defendants and AAC Defendants is denied. The Court will allow plaintiffs to add 257 CR and AAC as defendants and to serve them with the amended complaint. 257 CR by its own account "holds the interest to the ground floor, basement and sub-basement a/k/a/ sub-cellar" (Memorandum of Law For Non-Parties in Opposition to Plaintiffs' Motion [NonParty Opp] occupies at that 3) . Plaintiffs, space and AAC litigation, cormnenced by CSA, moreover, is a allege party to a that AAC different in which it is named as a co- defendant along with Loren, Process Studio and 257 CR (Church Street Apartment Corp. proposed amended v Loren, complaint 162286/2014). Because the sufficiently alleges causes of action against 257 CR and AAC, there is no basis for denying plaintiffs' motion to join them as parties. CSA's Cross-Motion to Dismiss In granted, the event and it was, that plaintiffs' motion to amend was CSA cross-moves to dismiss the Amended Complaint pursuant to CPLR 3211(a) (5) based on the statute of limitations, res judicata and the Settlement's release. [* 10] Loren v Church Street Apt Corp. CSA asserts that any Index No. 152558/13 Page 10 trespass, personal-injury property-damage claims that accrued prior to March 20, and 2010 must be dismissed as time barred by the applicable three-year statute of limitation (Cross at ~~ 17-23, 27-29; CPLR 214). The motion is granted except as to causes of action that are alleged to have been caused by "the latent effects of exposure to any substance" (see CPLR 214-c[2]). related to damage caused by toxic As to causes of action substances, because plaintiffs allege that there have been numerous floods that caused mold and bacteria, on this record, the Court cannot tell what alleged conditions were caused by which particular flood or whether the same conditions persisted in the same places throughout all of the flooding. Because there may be questions as to when plaintiffs discovered their injuries or through reasonable diligence should have discovered them, the claims related to exposure to substances cannot be subject to a time cutoff at the pleading stage and without any evidentiary showings. To the extent that plaintiffs seek damages against CSA for any breach of lease prior to March 20, 2007, such claims are dismissed as time barred (see CPLR 213). Any claims for damages for constructive eviction that predate March 20, 2012 are also dismissed (see CPLR 215; Kent v 534 East 11th Street, [* 11] Index No. 152558/13 Page 11 Loren v Church Street Apt Corp. Finally, against it CSA in urges the that any and all Bankruptcy Proceeding claims that asserted were "fully resolved and released in the Bankruptcy Proceeding" cannot be relitigated here (Cross at 9I 34). The Court agrees and rejects plaintiffs' argument that because none of their claims have to do with the Bankruptcy Code all of their claims are "unaffected by the release" language of (Reply at 9I 59) . Based on the the Settlement and the Bankruptcy Code, which broadly defines "claims," it is clear, at the very least, that there can be no recovery in this action for any and all damages that accrued through December 18, 2012 (the date of the execution of the Settlement) that (1) relate to the 2000 flood or ( 2) stem from claims asserted in the Bankruptcy Proceeding. Accordingly, it is ORDERED that plaintiffs' motion to amend the complaint is granted to the limited extent set forth above. The caption is amended CHURCH to reflect that the defendants are APARTMENT CORP., ASHKENAZY ACQUISITION CORP. RETAIL LLC. STREET and 257 CHURCH Plaintiffs must serve a copy of this Order on the County Clerk and the Clerk of the Trial Support Office (60 Centre Street, Room 158), who are to amend the caption of this action to reflect the proper defendants. Plaintiffs' motion [* 12] Loren v Church Street Apt Corp. Index No. 152558/13 Page 12 is denied as to all of the proposed individual defendants; and it is further ORDERED that plaintiffs must properly serve defendants ASHKENAZY ACQUISITION CORP. and 257 CHURCH RETAIL LLC with the Amended Summons and Complaint along with a copy of this Order within 30 days. As to CSA, the Amended Complaint attached to plaintiffs' motion papers as Exhibit B is deemed served; and it is further ORDERED that CSA's cross-motion to dismiss is granted to the extent set forth above. CSA is to serve its amended answer within 30 days. This constitutes the Decision and Order of the Dated: January 8, 2016 HON

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