ZB Prospect Realty LLC v France

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ZB Prospect Realty LLC v France 2020 NY Slip Op 34488(U) September 14, 2020 Civil Court of the City of New York, New York County Docket Number: 56349/2019 Judge: Jack Stoller Cases posted with a "30000" identifier, i.e., 2013 NY Slip Op 30001(U), are republished from various New York State and local government sources, including the New York State Unified Court System's eCourts Service. This opinion is uncorrected and not selected for official publication. INDEX NO. LT-301730-20/KI [*FILED: 1] KINGS COUNTY CIVIL COURT - LANDLORD AND TENANT DIVISION 11/11/202 NYSCEF DOC. NO. 7 RECEIVED NYSCEF: 11/11/2020 COURT CIVIL COUNTY OF THE NEW OF CITY YORK: NEW YORK OF PART HOUSING Q X -------------------------- ZB PROSPECT REALTY LLC, Petitioner, AND DECISION ORDER -against- DENEICE FRANCE, Index # 56349/2019 Respondent. X Present: Jack Hon. Judge, ZB holdover Prospect against on the 846-48 basis of of rent discontinued this held Undisputed which of this A number the subject of the 2 Petitioner originally the Envtl. proceediñg on September York tcñancy. on April verified continnas on ("Respondent"), proceedir.g New 4, Brooklyn, a month-to-month The inspection of the Control were sued the caption card, known use Bd., facts is located occupancy to amend nature pertinent premises of 2 An in this ("the subject Respondent interposed Petitioner 1, 2019. Respendant's this a then counterclaim. The 1, 2020. facts certificates at trial of commenced ("Pendener"), proceeding respondent Apt. an answer by matter the Place, a termination overcharge in this France,l Prospect proceediñg. a trial petitioner Deñêice of consterclaim the LLC, Realty possession premises") Court Housing proceeding seeking Court Stoller ("the required. Respondent as an A.D.3d The her "I-card," of 654, case are I-card the actual Dept. of 2016). for the constructed has Building Frankel." The in building before four parties floors for stipulated France." of 345 I-card2 it was the "Deneice Matter 1 that evidcñce provides (1st that "Deneice name, a building. 654-55 shows name An undisputed. shows Building") using to reflect or occupancy 143 to this an inspector's W. 70th Tenants observations Coro. of v. N.Y.C. INDEX NO. LT-301730-20/KI [*FILED: 2] KINGS COUNTY CIVIL COURT - LANDLORD AND TENANT DIVISION 11/11/202 NYSCEF DOC. NO. 7 RECEIVED NYSCEF: 11/11/2020 residential member of corporate Petitioner although the he did of beneficiary as a colloquially the New York stabilized interposition the subject all Law, of her counterclaim premises with different sets rent of $3,700.00 ("the first rent of $4,100.00 ("the second rent of $4,200.00 ("Respondat's commencing October 2015, through $4,100.00 until August the first second and lease"); lease"). 15, riders Code §11-243 Petitioner known on of 2019, of five the such last one-year 2012 with monthly with a manthly with 1, 2017 co-teñañts for leases Stabilization Rent 1, 2013 February is one rent- Three 15, with a two-year Respondent's to the to the registered after October commencing subject $1,227.00, October on been has Petitioner matter. commenced Respondent ten 2012, ("DHCR") relating en===~1 a third before rent of this any than managing on a manthly the lease 1, 2017. February Petitioner's a monthly with or through name point premises Renewal pendency own more §2528.3, with the the lease"); subject 1, 2010 case A 2012. Community this of tcñañts. the purposes. owns some Admin. and of which none At through present, in his currently to 9 N.Y.C.R.R. during ensued, effect storage Building Landlord to N.Y.C. to the for the pursuant of Housing effectuated owned in 2012. in February non-business buildings pursuant 2011, commencing Petitioner up for 2003. remained and Division City lease registration In ten abatement time Law. either since own not which this Stabilization control a tax "J-51," Throughout Rent has ("Landlord") his a cellar and basement, under entities buildings, was no purposes, rent history December from March shows of 2014, through that the $3,141.00 December tenant of the in January of 2 2015, second of 2015, and lease paid $3,100.00 $4,120.00 from $3,285.00 in February in January of 2016. of INDEX NO. LT-301730-20/KI [*FILED: 3] KINGS COUNTY CIVIL COURT - LANDLORD AND TENANT DIVISION 11/11/202 NYSCEF DOC. NO. 7 RECEIVED NYSCEF: 11/11/2020 Individual Apartment Both parties to 9 N.Y.C.R.R. with New the that $357,500.00; the as well basement approved that proposed issued start by Resp0ñdent dated 24, July new and door number 23, 2012 knobs. for for checks provided are that written one 2012. shows that 19, evideñce to call purported on to Pennoner the for new framing evidence the checks that Petitioner October 16, introduced that refer 2012 into for cvidêñce to the subject dated. 3 that Bdlding; filed on August 29, Petitioner of the the $25,000, receipts premiscs, sheetrock, checks one for more these dated a 2012. 19, a contractor, for a system, a stairway, apartment September dated dated payments the work with HVAC one contractor, and 2012 no DOB that painting, with be Building premises a new would evidence and subject electricity, and the on November issued filed on the and Law; into by job work and introduced canceled paid of the also signed new into apartments had ("the cost Stabilization permit plumbing, floors, total subject Petitioner 2012 14, of the renovation a gut introduced dated Respondent wood that was a documêñt new demolition, new Respondent a permit June of Rent in the that estimated floors to the and 2012, the fourth subject 24, into Respondent $50,000, $25,000. contractor which DOB, bathrooms, or address 2012 on August that renovation and third, on pursuant ("IAI") effectuated an application ("DOB") alia, improvements to have evidence an interior is not Balding "complete" new kitchen, second, introduced 2012, with $100,000, of of November date inter states, first, the into of Buildings consisted Application the data job as the units; twenty permit Application The apartmcat purported introduced Department City individual Petitioner that Respondent York of evideñce §2522.4(a)(1) Application"). has introduced in 2012. premises Improvements same October that days 20, the as the INDEX NO. LT-301730-20/KI [*FILED: 4] KINGS COUNTY CIVIL COURT - LANDLORD AND TENANT DIVISION 11/11/202 NYSCEF DOC. NO. 7 RECEIVED NYSCEF: 11/11/2020 Petitioner DOB letter of on January 2014 10, premises, that Testimonial told üñderstands what register that the new was that he did; that that $3,700; registering provide riders when The pursuant ("the DOB issued to the Application that ("C occupancy DOB of ("the Püilig other revealed for the not showed duplex completed be required, that the subject were apartment"), Petitioner that a Building, was would O") that drawings") drawings was to to pl---2-;; Building. toilets, the Landlord the that subject that on testified that he did he started getting not know a J-51 to the tax to be registered he prior took spent to as an that he did that he did not remember a rider abatemêñt; of that required that the not and subject new premises; $2,500.00 left with premises when know he did in brand subject was subject how the added rent, "IAI," to deregulate a rent and he had he arrived as to at a rent of 2013. he has for he had 4 that put out, on the rent-stabilized time; he now he gut-renovated $100,000 at this when abatement that meant; everything able October tax as rent-stabilized; that benefits; he referred cross-ex--d-stion about that legally and in commenced that which premises leases; what in demolition, 16.5% he was understand a J-51 had Buildi-g J-51 electric; renovation, deregulated lease new the has getting engaged of not Building he started and that he did the all6wañcc of the learned that contractor he thought for he first that means, new cost stopped year him a vacancy the for that floors, one-fortieth business; floor. in the testified a general he added $4,100 first of in the apartment apartments Building that premises; walls, the done certificate to permit evidence attorney not on work the submitted other one of nine Landlord his an architect apartments a total renovate that a new that a work evidence stating and with along be a duplex into completion drawiñgs and introduced spent IAI's; to have his that adult life in the he did not remember applied for a J-51 tax real estate what abatement; INDEX NO. LT-301730-20/KI [*FILED: 5] KINGS COUNTY CIVIL COURT - LANDLORD AND TENANT DIVISION 11/11/202 NYSCEF DOC. NO. 7 that RECEIVED NYSCEF: 11/11/2020 he knew that deregulation until prepared lower no the level lower his of the the floor premises; Building; and pay does after rent not show the Accordingly, Matter Slip of Regina Op. of lawful of has the same v. Bugdaycay, Misc.2d 2019, the A State Div. 14, C of O. 2019 date landlord of Hous. bears & this used not for of the use LLC 292, Term rent prior v. N.Y. rent about know there storage cellar architect three who in the bedrooms before and on restrictions the are the 297 as the (Civ. 1st Dept. burden Renewal, 14, June that 2012; created on a new there exit is on & The of N.Y. 1999). a rent Co. Cmty. on the charged base date is four overcharge As Respondent's the base citing to this 2020 plus 78/79 answer the subsequeñt to the of filing complaint. N.Y. for prior years and HSTPA. matter. rent date, an answer Inc. Autopark, York not therefore of passage regulated base did record Renewal. Service 2004), The apply legal the law, rent Respondent the HSTPA of of the passage 2019. or after of Hous. Div. the in evidence. §2520.6(f)(1). filing Ct. on passage §2526.1(a)(3)(i). 9 N.Y.C.R.R. before history pre-HSTPA was 1, 2019, overcharges to the State Under be April the ("HSTPA") any law purpose Cmty. the know that architect; was to the according claim. would not he does on April Act an overcharge (App. he did that the counterclaim in the Co.. 7 Misc.3d base a new of Appeals). for that cellar the he chãñged cóllected overcharge 316 hired that 9 N.Y.C.R.R. effect that; about Protection hmes determining a rent 180 June (Court adjs±cats. filing Tenant Metro. 02127 purposes and time him that her Pennoner that but analysis interposed Stability any getting overcharge Respoñdcñt abatemcñt expediter his subject rent Housing told that without Preliminary tax attorney drawings; C of O for the a J-51 he had Assocs. is verified v. Rand. on April 1, 2015. of proving 30 A.D.3d 267, 5 date 267 rent. (1st Matter Dept. of 2006), Mangano Matter v. N.Y. of 1, INDEX NO. LT-301730-20/KI [*FILED: 6] KINGS COUNTY CIVIL COURT - LANDLORD AND TENANT DIVISION 11/11/202 NYSCEF DOC. NO. 7 RECEIVED NYSCEF: 11/11/2020 Lexington Ct. N.Y. N.Y. Co. of 2015, Pennoner no for $4,100.00, (Civ. what lease. N.Y.C. Board Ave. Assocs.. LLC, ("RGB") sets 2004). the The second 3.75%. over a monthly rent had show a rent the of Petitioner lease, 1994). the 1, 2015, base The paid date rent Fink shows history per the (Civ. as of which month, second Ct. that, 1994 v. Ross, on rent *5 1670, $4,100.00 rent. monthly a one-year was Petitioner N.Y.L.J. lease also was 1173(A)(Civ. renewal v. Battistotti, an increase for base Order date $4,200.00. 45. of rent by Ct. renewal N.Y. a one-year percent the Acecrdingly, to the The a two-year rcñcwal less is 16.25%. 3.75% yields a rent rent increases of $4,766.25. from 180 Rent Ct. base the previous v. §26-510(b), 1012(A)(Civ. and 1, 2017. less Lirakis 2006). Code 5 Misc.3d $4,100.00 applicable Co. Admin. Twenty percent twenty §2522.8(a)(2), N.Y.C. rates, Curry RGB rent a two-year and on February commencing the 9 N.Y.C.R.R. 12 Misc.3d of. lease to raise §26-511(c)(5-a),3 registered Petitioner counterclaim. Respondent 3 The Stability Housing the LEXIS (S. 1215(A), Guidelines which N.Y. the Co. applicable to An Respeñdent's date do not overcharge. Although Respondent's N.Y.L.J. consistently a one-year applicable 16.25% lease for between was show permitted notice difference lease of increase the judiciãl take lease followed an increase Code can Court that time Admin. Seventh Co. 2018 on April effect 31 Misc.3d Rcñcwal, worth. at that betweeñ difference Kings to Cmty. v. Herrera, second suffices lease in effect law in was & of Hous. Div. Partners on the Ct. it's Respondent's The lease which *25 9360, State Realty tenanta the accepted, LEXIS v. N.Y. EMO 2011), Although Co.). April LLC House did had and not claimed Tenant do DHCR with rents Protection the Respondent so until in a for esm Act 6 judgment ("HSTPA") first had second lease, already monon repealed interposed made this prior statute. lease, and her to the trial INDEX NO. LT-301730-20/KI [*FILED: 7] KINGS COUNTY CIVIL COURT - LANDLORD AND TENANT DIVISION 11/11/202 NYSCEF DOC. NO. 7 RECEIVED NYSCEF: 11/11/2020 legal that the rent late registrations. and HSTPA, exs-d--stion records v. Narrows Ass'n v. Frankel, Cmty. Renewal. v. Park 292 282 Ahough consider scheme York rents charged & v. Baron, a threshold Respoñdcñt's answer required 4 This CPLR by decision in Myers inspection decision registration does v. Frankel, of had the before history A.D.3d (2nd Dept. 512 511, 183 law 2020 2020), 510-11 (1st v. N.Y. State Spots Realty Corp. by examination 509, 2002),¶Sessler Dept. & Ridges 2001), an Op. Slip of which applies, N.Y. these passage from Dept. A.D.3d (1st before to the registration last supra, rent prior pre-HSTPA LLC, LLC, at 02127, 435 Park Cent. Dept. 2020), & of Hous. Div. 4 v. Edwards, 2004). not the base a rent to ascertain date Off. overcharge of Respondent's premises Renewal 175 show interposition subject that Of tainted Rent if Pentioner the the counterclaim, base Admin.. rent. 15 N.Y.3d 358, rent Court can history in a fraudulcñt engaged date of the Grimm v. 366 (2010), State of New Thornton (2005). Petitioner matter, does not refer not plead the Respondent's §3016. 184 history held beyond that four argued that detail of the answer to a failure Misc.2d a registration explicitly (1st does Ce---z±r As 183 the however, Co.. registered occurred from rent last deregulate tc the 5 N.Y.3d date, as the alleges the Metro. 576 1st Dept. through to dereg base LLC, 575, rate Respondent Anartments. Respondent date Hous. Co., 262 Term base the R_eeina A.D.2d same ascertaiñ only Front to at the that before A.D.2d scheme the could Bayview 130(A)(App. Fraudulent remaiñêd an examination. M_yers from overcharge the of the Corcoran Misc.3d As Court such Tenant have as the precludes W. shead only to register. 608 (App. for more a landlord's Respondent Term than years. 7 of circumstances pleads However, 2nd Dept. four failure cannot years. to register that the 2000) The there raise this issue any purported has been decision modified fraud as a rent modified so as to proscribe warranted because Appellate an inspection the holding an Term of a INDEX NO. LT-301730-20/KI [*FILED: 8] KINGS COUNTY CIVIL COURT - LANDLORD AND TENANT DIVISION 11/11/202 NYSCEF DOC. NO. 7 RECEIVED NYSCEF: 11/11/2020 with overcharge, premiscs. the pleading with Grimm DHCR, the J.). (Kern, Cf. initial claim, 2019 overcharge in excess N.Y. in Regina 183 The same Co.. v. N.Y. Boñdam Dept. formula records State Div. Realty 2010), & L.P. Cmty. of DeSilva Co.). the base other only arguendo a landlord a base Renewal, v. N.Y. does determine not rent. 170 A.D.3d of Hous. State Div. 8 435 Ct. to N.Y. Co.) tenant bears the & Renewal, Cmty. LLC, number same legal W. of regulated Tenant rent. Ass'n, number of rooms as noted above, Assocs.. Dept. 2019), 71 A.D.3d Reñewal 1st Term 145(A)(App. same (2nd Inv'rs. "default the Park what Petitioner S. Lexington 734 Cmty. and St. so-called its burden, of 7th that the the meet of Hous. Court to Respondent's E. Cent. with 733, the Co.)(a rent 67 Misc.3d Matter & N.Y. as a complaint an apartment with apartment date Div. the premises, apartment and for regulated Assuming v. Felder, at 366, an obstacle v. 244-246 Op at 02127, rent as well). legal would LLC Ct. Dodos subject date, Slip State fraud present a rent-stabilized Realty. the not made. N.Y. when v. N.Y. did the date ¶ 7 (S. to deregulate an apartment's N.Y. relevant to establish of Hous. Matter Ct. for that spplies ñecessary Assocs., claimrt Vendaval shows also the 2020 supra, but pleading prove ¶ 6 (S. scheme base overcharge 30911(U), Op 31832(U), subject in order fraud Op. the the 15 N.Y.3d to a rent of Slip overcharge must the N.Y. of legality supra, a pleading Slip to deregulate on record the charged at 510-11, The that the Grimm, a fraudulent rent ¶ 5 (S. 31543(U), LLC, of to deregulate is analogous 2016 N.Y. the amount building A.D.3d default providing claimant rent 2020).5 Dept. arguêñda the Metro. supra, only scheme in the rooms not ...." action E. LLC, reason by lowest of scheme affects to require 2013 Towns, a fraudulent i.e., 92 fraud fraud appears v. of that Op. Slip formula," cause of proving a rent engaged overcharge overcharge assumiñg paymêñts alleges v. Even whether complaint Tomic Friscia burden ascertain therefore claim. a rent claiming (1st a rent raising a fraudulent concerning must overcharge adjudicate 5 DHCR As "where allegeuen no Office as of LLC Matter of 477, 478 of Rent INDEX NO. LT-301730-20/KI [*FILED: 9] KINGS COUNTY CIVIL COURT - LANDLORD AND TENANT DIVISION 11/11/202 NYSCEF DOC. NO. 7 the RECEIVED NYSCEF: 11/11/2020 subject of the evidence Landlord's both extended a cellar for added). MDL without the without a C of apartment If & DOB's the 304 Finkel, buildiñg" the a C of MDL without thus apartment, Renewal, of 674 a base (2nd 2007 completion date Dept. N.Y. is not The record does an ad=i=ist Respoñdêñt the depriving cert. Goldstein, not ative was denied, LLP, 535 120 A.D.3d 1096 18, with a Court proposition but, effect (2002), (1st upon Ji Sun Dept. 9 her. Jennifer 2014). duplex recóver legally of the base date Co.)(Feinman, need letter event reached Buechel Kim that were, A.D.2d it was, its A alia, 691 688, that v. Bain, J.). inter completion using of O. of v. Goldberg. in by v. Div. a C of for 309 DOB's DOB N.Y. defadt rent (S. Ct. rent apartment LLC unlikely which other purposes the 1929 18, so altered a comparable Shoemaker, in the by for to issues that even process any v. April Acquisition as to the regard Shoemaker the 23 Court not may of use (cinphasis after the as use change an apartment determine ¶¶ 5-6 ... §28-101.5 that used to residential "Any for with PWV of 30623(U), of preclusive U.S. Pennoner shall cellar the Petitioner previously as such shows comprison on the & rent which only Code its utility Matter Op. support to O, of altered evideñce DHCR preclusive a party by 2006), Slip the was Admin. müddling rent proceeding determination no at best. poorly onto Building. recover a C of hopelessly or inappropriate, 673, that of is not availabic contains formula change a dwelling not may icc=nm the record floor, of the part of Given §302(1)(b). the N.Y.C. accupañcy default apartment, Thus, of that Petitioner O. The lower the duplex "alteration." is an prohibits of other or occupancy of the that purposes. of of that (2001), residential use apartment. purpose indicate the of a tribunal precludes only litigated...." Rc.himan Liddle. product evidence and the a determinanon 2003). thus for in the altered letter "actually Dept. O. Cmty. determination premises not to a 34 A.D.3d Admin., 6 subject duplex Bdlding Hous. I-card issuaree was formula.6 the and §301(2) other the testimony the duplex apartment. fulfills a change ... duplex apartment the or occupancy other the other is the Building duplex storage, effectuates for for rent other The Both in the premises (1st was there is no determination, 97 N.Y.2d Weorin. 295, INDEX NO. LT-301730-20/KI [*FILED: 10] KINGS COUNTY CIVIL COURT - LANDLORD AND TENANT DIVISION 11/11/202 NYSCEF DOC. NO. 7 RECEIVED NYSCEF: 11/11/2020 sampling methods Simoson v. for 16-26 E. Respondent Had Respoñdêñt may make DHCR's own her Court People Tom, Matter of g, J.), Op. appeal moved 20214, to bifurcate argues bears some action are dictinct A Court may While Schaeffer the Ct. N.Y. v. Lipton, tenant who bifurcate 217 Co. 2020), Sandlow Co.). Respondent ñêither alteration the A.D.2d cause has trials, 845, paid of action rent (3rd Dept. by 876 875, (2nd of to claims DHCR. subpoenaing ¶ 7 (S. Ct. v. B-U Riverside Coro., such evideñce presented (2002), a Court Townscñd v. 305 investigation, 67 regard Op 32323(U), subject premises for overcharge. rent in excess §603, Dept. 10 In forum 35 LLC, A.D.3d 2011). in±da well as the own 63, 184 2016), DHCR N.Y. Co.) Realty 2020 N.Y. at trial nor evidence.7 of the CPLR 846 (1st Court its 98 N.Y.2d with very Assets make sometimes Slip N.Y. to her relatiansMp NY 439 such not action ¶¶ 5-6, 2013 LLC, Pron. Dept. of cause at 31832(U), so as to provide that its (2nd may of the v. Mitchell, A.D.3d Ct. trial this O 7 135 dismissed, ¶ 14 (S. Op. Slip does DHCR. by at DHCR, which v. Arnold, 844 saiñpliñg complaint v. Netherland Peoole 844, any choice DHCR, (1981), of proving 478/480. 1228(A)(S. Respêñdent of N.Y. v. Jobman 67 Misc.3d Corp., burdeñ of §26-216(f), People 83 A.D.3d M., the 2013 Altschuler (Scarpulla, Jacqulin 58 results §2522.6(a)(3)(iv), 2019). Respondent's with at trial. 44, any Collazo Court, record 53 N.Y.2d bears supra, Friscia, the Dept. Code While contrast by (1st an ad-idskative by Admin. this a Court, make action sampling. binds of evidence N.Y.C. action Wai a tenant proceeding, fraud, not of 9 N.Y.C.R.R. 419 418, any cause own its (2020), does 2020), of A.D.3d introduce her of cause v. Yut 176 LLC, not acco=-c·dstions. housing investigation, 990 987, as the Slip did production N.Y.3d See, 105. pursued its to litigate Dept. regulated the of the Court 1995). without legal may the the However, regulated not issuance do rent of causes is entitled so unilaterally. a C of to INDEX NO. LT-301730-20/KI [*FILED: 11] KINGS COUNTY CIVIL COURT - LANDLORD AND TENANT DIVISION 11/11/202 NYSCEF DOC. NO. 7 of the recovery tenant O RECEIVED NYSCEF: 11/11/2020 who has Hayes Garage Term Dept. 2002), an illegal 8 Misc.3d 137(A)(App. Baer being legalized. Piano Blde. leave v. Weiss, LLC. (1st premises only altered 124, Duane 2007), 2007 denied, cause Misc.2d considered Realty 130 (1st Coro., Dept. LLC Div. in the a certificate of 142 2009), v. Wallin, occupañcy, presents (1st distinct Dept. 2nd 1st Dept. 1991). Indeed, if it is capable 233 may (1st not v. 41 A.D.3d Dept. If the 2007). of Acevedo v. Hegarty, 232, Petitioner then, Term (2004), LLC Fulton 136(A) Term (App. place 493 35 A.D.3d 1956 27 3 Misc.3d 1st Dept. first 487, v. Mayer ovailes (App. Term (App. 2 N.Y.3d LEXIS 493 490, 2nd Term 26, C of appropriate v. Fried, Misc.2d rent-stabilized Yin action 194 630-631 628, Candela Misc.2d the 2018), a Hewever, without Dept. 2005), v. White. 154 §26-516(a). 134(A)(App. 2nd Term Ltd., App. of 63 Misc.3d 1st Dept. Hotel Code an apartment altered Term Thomas N.Y. without overcharge be Admin. 137(A)(App. 149 v. Kee 70 A.D.3d Dept. was a rent may has Craftsman, Wolinsky to appeal it, but v. Gotham N.Y.C. v. Disapio, Commer. 2004), Eauities who Atif paid. 60 Misc.3d apartment 288 rents Dept. least. very to an owner rent those 2nd Goho 1992), at the v. Ramsey, Corp., (App. 286, paid recover cannot 2019), overcharge 2006), subject collect rent for clcmcats. Conclusion Respondent Accordingly, has not provcñ her their exhibits case. The Court dismisses Respondent's counterclaim. The sent to the This Dated: parties parties are or destroyed constitutes September Brooklyn, directed 14, New the to pick at the decision up Court's and order within discretion in of the Court. 2020 thirty compliance days or they with APPROVED JSTOLLER 3:28:37pm , 9/14/2020, York HON. JACK J.H.C. 11 STOLLER will DRP-185. either be

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