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June 9, 2010

INFIRMITY OF WILL?

contract_magnifying_glass_nyreblog_com_.jpgSt. Lawrence Factory Stores wanted to build a shopping center and sought to purchase about 12 acres of land from the Ogdensburg Bridge and Port Authority (OBPA) for that purpose.

When OBPA backed out of the deal, St. Lawrence sued seeking "lost profits," based on money it would have made had the shopping center been built, "the benefits of the bargain" (the difference between the property's contract price and its fair market value), together with "reliance damages," the money the company spent procuring financing and finding tenants for the property.

After the St. Lawrence County Supreme Court granted a pre-trial request to dismiss the reliance and lost-profits claims, and rejected the "benefits of bargain" theory after a trial, the Appellate Division, Third Department, affirmed.

When the dispute reached the New York State Court of Appeals, our state's highest court was of the view state law had long adopted the principle of "reliance" -- as set forth in the Restatement (Second) of Contracts § 349 -- and that a party may seek the recovery of such sums expended in anticipation of a contract's performance.

Since it thought dismissal of the reliance claim was wrongful, the Court of Appeals sent the case back for "further proceedings."

There's no defiance of reliance.

00286759.gifTo view a copy of the Court of Appeal's decision, please use this link: St. Lawrence v. Ogdensburg

June 4, 2010

A PERFECT TEN?

j0442202.jpgAfter four and a half hours, a Kings County Supreme Court jury found Everton Simms guilty of two counts of first-degree robbery. When the jurors were later polled, "Juror 10" advised the court that, although she felt pressured, she voted to find Simms guilty.

When Simms later moved to set aside the outcome, a Kings County Criminal Court judge --believing that he lacked the authority to grant the requested relief -- denied the request. On appeal, the Appellate Division, Second Department, reversed and ordered a new trial.

When the case reached our state's highest court, it cited to §310.80 of the State's Criminal Procedure Law, which provides that if a juror declines to accept a verdict, deliberations must resume.

The New York State Court of Appeals (COA) was of the view the trial judge was obligated to resolve any uncertainties that existed, particularly if any purported "duress" occurred during the group's discussions.

Since the ambiguity which arose in this case hadn't been appropriately addressed, the COA concluded that a new trial was warranted.

Talk about peer pressure!

j0173968.gifTo view a copy of the Court of Appeals' decision, please use this link: People v. Simms

May 4, 2010

WHAT A ZOO!

j0428606.jpgA ruckus ensued when Tharaldson Development Company wanted to rezone a 3.6 acre parking lot so that an hotel could be constructed.

Although the Common Council of the City of Albany prepared an Environmental Impact Statement (EIS) which assessed any environmental damage, and eventually permitted the rezoning, Save the Pine Bush, Inc., challenged the decision on the grounds that the EIS failed to consider the impact the project would have on the Frosted Elfin Butterfly, Hognosed Snake and the Eastern Spadefoot Toad.

The Saratoga County Supreme Court agreed with the conservationists and annulled the rezoning. On appeal, the Appellate Division, Third Department, affirmed.

When the dispute reached our state's highest court, the AD3's determination was reversed and the case was dismissed.

According to the New York State Court of Appeals, the EIS took into account major environmental issues like water drainage, local ecology, and the impact the construction would have on the Karnar Butterfly. Any omissions lacked "doubtful relevance," particularly in view of the project's small size and the impracticality of accounting for the project's impact on every living creature.

Looks like that Bush was beat.

j0284067.gifTo view a copy of the Court of Appeals' decision, please use this link: Matter of Save the Pine Bush Inc., v. Common Council of the City of Albany

March 5, 2010

IN THE OUT EXIT

j0442463.jpgJames McGrantham was driving eastbound on Cropsey Avenue in Brooklyn and wanted to enter the westbound lane of the Belt Parkway, but mistakenly drove onto an exit ramp.

In an attempt to correct his error, McGrantham made an illegal u-turn across the highway and had almost completed the maneuver when a 20-year old motorcyclist crashed into McGrantham's driver's side door.

After the Queens County Supreme Court dismissed the criminally negligent homicide and reckless driving charges brought against McGrantham, the Appellate Division, Second Department, reversed. (The AD2 thought that McGrantham's conduct was "morally blameworthy," and "'unreasonably endanger[ed] users of the public highway.'")

On further review, the New York State Court of Appeals thought the decision to cross the 3-lane highway was "unwise" but didn't "rise to the level of moral blameworthiness" necessary for criminally negligent homicide. But, since his conduct was unreasonable and endangered others, the reckless driving charge was permitted to stand.

There's no turning back ... at least as far as this case is concerned.

j0213536.gifTo view a copy of the Court of Appeals's decision, please use this link: People v. McGrantham

February 16, 2010

THE BUTLERS DID IT

butler_cartoon_nyreblog_com_.JPGMary J. Butler sued the City of Gloversville after her daughter, Rachel, fell off a playground slide onto unprotected ground and fractured her clavicle and femur.

Since protective ground covers are recommended by the U.S. Consumer Product Safety Commission's Handbook for Public Playground Safety, the American Society for Testing and Materials' Standard Consumer Safety Performance, and, because other playgrounds maintained by the City had those covers in place, the Fulton County Supreme Court denied the City's request to dismiss the case.

On appeal, the Appellate Division, Third Department, was of the opinion the absence of a ground covering wasn't the cause of Rachel's injuries and ended the litigation.

But when the case reached our State's highest court, the New York State Court of Appeals thought that the City hadn't shown an entitlement to relief.

Since there were unresolved questions as to whether the kid's injuries would have been as severe had there been some protective covering been in place, the case was reinstated and sent back for trial.

Those Butlers served that one up real good.

j0173988.gifTo view a copy of the Court of Appeal's decision, please use this link: Butler v. City of Gloversville

February 11, 2010

WHEN JUNK ISN'T JUNK

j0385412.jpgPeter Marc Stern sued Andrew Lavoott Bluestone for unsolicited advertisements the latter supposedly sent by way of a fax machine.

For a 16-month period, Stern allegedly received 14 transmissions from Bluestone -- an attorney who specializes in malpractice claims.

Each fax was titled "Attorney Malpractice Report," contained various articles pertaining to that particular area of law, and, included Bluestone's contact information and website address.

After the New York County Supreme Court and Appellate Division, First Department, found Bluestone in violation of a federal law which prohibits "unsolicited advertisements," he appealed to our state's highest court.

The New York State Court of Appeals thought that the communications didn't violate the law because they contained informative content which varied in each instance. (The inclusion of Bluestone's contact information and website address didn't convert an "informative" fax into an "unsolicited message.")

Them are just the fax.

j0284023.gifTo view a copy of the Court of Appeals's decision, please use this link: Stern v. Bluestone

January 8, 2010

GOOD DOGGIE?

j0386475.jpgMelanie Petrone was delivering mail when she noticed an unleashed rottweiler approaching her.

In order to avoid a confrontation with the animal, Petrone tried jumping through her vehicle's driver's side window and ended up jamming her right middle finger on the doorframe.

After the Queens County Supreme Court granted the a request to dismiss Perone's personal injury case, the Appellate Division, Third Department, reinstated the lawsuit because the animal's custodian had violated a local leash law.

On appeal to our state's highest court, the Court of Appeals didn't think the leash-law lapse justified the lawsuit's continuation, as "'negligence' is no longer a basis for imposing liability" when domestic animals cause injury or harm.

The Court of Appeals sure put a leash on that.

 

  j0236321.gifTo view a copy of the Court of Appeals's decision, please use this link: Petrone v. Fernandez

December 18, 2009

SOME STUNNER

j0443097.jpgWhile he was on trial for strangling a 14 year old girl, the Chautauqua County Court required Buchanan to wear a stun belt under his clothes.

Buchanan repeatedly objected to wearing the device because he found it uncomfortable, distracting, and noticeable to the jury.  He also claimed that he had been deprived of his constitutional entitlement to a fair trial.

Although Buchanan wasn't disruptive while in the courtroom, the judge directed that the belt be worn because that was the court's "blanket policy" and no medical reason for its removal had been given.

After Buchanan was convicted of second-degree murder, and sentenced to 25 years to life in prison, he appealed to the Appellate Division, Fourth Department, which affirmed the conviction.

But when the case reached our state's highest court, although it dodged the constitutional issues raised, it found that "as a matter of New York law," a criminal defendant can't be compelled to wear a stun belt without an appropriate "inquiry" and "a specifically identified security reason."

Since the appropriate procedure wasn't followed in this case, the matter was sent back for a new trial.

Shocking? j0282752.gifTo view a copy of the Court of Appeals's decision, please use this link: People v. Buchanan

December 17, 2009

FORM OVER SUBSTANCE?

j0436748.jpgIn June of 2005, two New York City Police officers observed an erratically driven vehicle, ran the plates, and learned that its owner's license had been suspended.

After officers pulled the guy over, they arrested Gomez and uncovered controlled substances and drug paraphernalia in his vehicle.

After the New York County Supreme Court denied his request to stop the introduction of the items found during that search, Gomez pled guilty and was sentenced to 3 1/2 years in jail.

On appeal, the Appellate Division, First Department, reversed the conviction and dismissed the case.

On further review, our state's highest court concurred with that dismissal -- since prosecutors failed to show that the search was consistent with an established protocol or that a meaningful inventory list had been maintained.

But, regretably, the decision came a bit late for Mr. Gomez, as he had "completed his sentence and is at liberty."

Far from liberating ....

j0354652.gifTo view a copy of the Court of Appeals's decision, please use this link: People v. Gomez

December 14, 2009

UNDERSTANDING THE STUY-TOWN DECISION

kellner_assembly_banner_nyreblog_com_.gif

kellner.jpgFREE EVENT: Tuesday, December 15th (tomorrow!) - The J-51 Decision and What it Means for You

The State of New York's Court of Appeals ruled last month that the owners of Stuyvesant Town and Peter Cooper Village had wrongfully deregulated rent staibilized apartment while receiving J-51 tax benefits. Tomorrow, Councilmember Jessica Lappin and I are co-sponsoring a forum so that you can ask the experts how this decision may affect you. Panelists will include Alex Schmidt (Wolf Haldenstein Adler Freeman & Herz LLP), Michell Posilkin (General Counsel of the Rent Stabilization Association), and Maggie Russell-Ciardi (Executive Director of Tenants and Neighbors).

The forum will be held tomorrow, Tuesday, December 15th, from 7:00 - 8:00 PM at the Lenox Hill Neighborhood House Auditorium (331 East 70th Street between First and Second Avenues).

I hope to see you there!

December 1, 2009

WHO ARE YOU?

j0315598.jpgIn 2003, John Whittier started up a hedge fund called Wood River Partners LP. As its sole principal and general partner, Whittier hired Seward & Kissel (S&K) as the fund's legal counsel and the latter prepared the initial offering memorandum and its updates.

On September 30, 2005, S&K resigned as Wood River's counsel -- just a month before the Securities and Exchange Commission pursued civil penalties against Whittier and his hedge fund for purported violations of securities laws.

A group of investors, who had relied upon representations contained in those offering documents and purchased interests in the fund, alleged S&K had breached a fiduciary duty and violated a relationship of trust by continuing to update the offering memorandum when counsel supposedly knew of the company's misconduct.

After the New York County Supreme Court refused to grant S&K's dismissal request, the firm appealed to the Appellate Division, First Department, which found the investors' claims "too conclusory and without a factual basis."

Our State's highest court agreed that the investors failed to provide support for their belief that the lawyers aided or abetted the underlying "fraud." Moreover, without a direct relationship with the group, S&K didn't owe a duty to them.

Who who, who who? j0283551.gifTo view a copy of the Court of Appeal's decision, please use this link: Eurycelia Partners, LP v. Seward & Kissel, LLP

 

October 26, 2009

STUY-TOWN DECISION: "DEVASTATING"

Here's an article -- on the ramifications of the Court of the Appeal's decision in the Peter Cooper Village/Stuveysant Town case -- that originally appeared on GlobeSt.com:

Stuy-Town Ruling Could Have Ripple Effect
By: Paul Bubny


NEW YORK CITY-Compared to the 2.1 million-plus units of rental housing citywide, the number of apartments--and landlords--directly affected by Thursday's Court of Appeals decision on the Peter Cooper Village/Stuyvesant Town complex is small. Steven Spinola, president of the Real Estate Board of New York, says his association estimates there are about 5,000 apartments in addition to the 3,000 at Stuy-Town that have gone through luxury deregulation while also receiving J-51 tax benefits. But Spinola and others say there could be wide-reaching implications from the high court's ruling.

"This is clearly a devastating decision," Spinola tells GlobeSt.com. "It's going to have a dramatic effect on people looking at whether to invest in residential property or upgrade the properties. It puts a chilling thought into the minds of every investor, financial institution and building owner that a court can come in and change the rules."

When Roberts vs. Tishman Speyer Properties was argued before the state's highest court last summer, REBNY filed a letter to the court in support of the state Division of Housing and Community Renewal's opinion that former owner MetLife and the current ownership, a joint venture of Tishman Speyer and BlackRock Realty, acted properly in raising rents on deregulated units while getting J-51 benefits. "We believe that the DHCR made the right interpretation, and that you do not change the rules in the middle of the game," Spinola says.

He adds, "Our argument also was that nobody was hurt. People rented apartments for whatever they paid for them; they agreed to those rates and they had the financial capability to pay them. Now, because of a lawsuit, they're being handed a winning lottery ticket."

Rosenberg & Estis attorney Jeff Turkel, who similarly filed a brief supporting the JV's actions, tells GlobeSt.com the Court of Appeals ruling is "not a decision that necessarily cuts across the board. But for those landlords who are impacted by it, clearly it's pretty devastating" and is likely to curtail participation in the J-51 program.

Turkel says these owners "might find their rent rolls reduced by 10%, 20%, 30%, 50%, depending on how many apartments they deregulated in the building and what percentage of the rent roll those apartments comprised. They may find that they're no longer able to make payments on their debt. The ripple effect is that the banks who made those loans are going to be hurting as well."

The specter of possible default looms on the $3 billion in CMBS loans outstanding on the 80-acre apartment complex--although all are current at the moment. In a note to clients, Trepp Inc. comments that should the loans go into special servicing, "we doubt that the servicer will want to be on the hook for a hit that could exceed $6 million each month--before the impact of any potential rent reductions. We would expect the servicer to move quickly to take steps to avoid having to face this severe outlay each month. For the WBCMT 2007-C30 deal, which has $1.5 billion in exposure to Stuy-Town, this could create interest shortfalls for 10 or more classes."

The CMBS information provider says it would expect "an appraisal reduction to be placed on the loan very quickly." Trepp notes that a number of CMBS loans were made "with this same business model." In all, there are 28 affected loans representing 21 properties, 17 of which are in New York. Some, including Stuy-Town, are involved in multiple CMBS issuances.

Similarly, Sam Chandan, president of Real Estate Econometrics, tells GlobeSt.com that the financial implications here "are more far-reaching than this specific transaction and the impact on the companies involved." A default of this magnitude and visibility, Chandan says in a note to clients, "has implications for a broader class of investors' perceptions of risk in holding CMBS exposure. As a result, it has a potentially chilling effect on current efforts to reignite securitization activity and liquidity in secondary markets."

Chandan adds that some investors will see the potential default as "a result of systemic issues in the CMBS market that have yet to be properly addressed and not an asset-specific issue. While another default of this scale may not be imminent, there is a very large pool of securitized mortgages outstanding that has been subjected to far less scrutiny."

October 23, 2009

WHAT DO YOU THINK ABOUT THE "STUY TOWN" DECISION?

Our friend, Joshua Stein, asked real-estate attorneys what they thought of the Court of Appeals's decision in Roberts v Tishman Speyer Props., L.P..

Here are the responses he's collected thus far:

*** COMMENT 1 ****

The core statement by the Court in interpreting the statute..."Contrary to PCV/ST's and MetLife's argument, there is nothing impossible, or even strained, about reading the verb 'become' to refer to achieving for a second time, a status already achieved."...is just plain wrong.

*** COMMENT 2 *****

I'm glad you mentioned the TOUSA decision as we absorb the Stuy Town case because I was struck by how similar the opinions are (despite different jurisdictions and totally different subject matter).  Both cases seem to reflect an almost populist perspective in ruling against the Wall Street money in favor of their "victims".  [One could add some other cases to the list of such cases.  - Ed.]  I may be reading too much into them, but it was as if the courts were punishing the financial institutions for doing deals that the courts believe should probably never have been done, and which could only have closed during the bubble.  Both cases rely on strained logic, at best, to reach decisions that seem result driven against the "bad guys" who created this mess.  The TOUSA opinion in particular is surprisingly inflammatory and includes personal and insulting characterizations of the bankers who completed the deal.  Both decisions appeared to me to have been result driven against the boogie men who exploited the bubble to generate fees (in TOUSA) or to unfairly raise rents (in Stuy Town).  Could this be a trend?

*** COMMENT 3 ****

One interesting comment I heard is that the politicians who have been supporting the pro-tenant position may not realize the impact of decision on apartment valuations, which will (or should) reduce property tax assessed values.

**** COMMENT 4*****

How about some nuts and bolts of what the decision means: I know it means that can't luxury de-stabilize. But, to ask dumb questions:

    1. Are those tenants afforded all stabilization rights, including right to one or two year renewals and increases  limited to stabilization increases, too?

    2.      If an apartment was de-stabilized, does it then become re-stabilized if building later gets tax benefits?

    3.      If a co-op or condominium gets tax benefits, is there now an argument that  subtenants in a co-op or renters in a condominium become stabilized? (Previously thought that such properties were explicitly excepted from regulation.)

*** COMMENT 5 ****

I wonder if the owners of Stuy Town have the ability to retroactively say "no, thank you," to J-51 benefits.  After all, those benefits were apparently worth about $25 million and have now cost at least $200 million in lost rent increases.  Over the next ten years, there will probably be benefits and losses in like amounts.  This means the total "loss" by accepting J-51 benefits was at least half a billion dollars.  Can the owners change their mind about J-51 and pay back the benefits received?  I don't know.

**** COMMENT 6 ******
I have several, slightly disconnected thoughts:
1.  I was surprised at the "self-assurance" in the tone of the decision.  Something must have strongly persuaded the 4 judges in the majority that the correct interpretation of the statutory language was not as DHCR has construed it (or as any normal native English-speaker who would have read it).  I don't think that one can know exactly what happened without having been at the oral argument, or at least having read the briefs.

2.  And speaking of the briefs, I noticed that The Legal Aid Society filed an amicus brief, I assume on the side of the plaintiffs.  Virtually every major law firm in NY supports Legal Aid.  I'd like to know why Legal Aid felt it had to weigh in.  To my mind, for a public service agency to take the tenants' side in this case is wrong-headed.  The result damages New York.  Legal Aid should have remained silent.

3.  To me, the argument on the side of the plaintiffs that seems to have some appeal (no pun) is the argument that the legislature never intended there to be two classes of rent-stabilized buildings with J-51 benefits (although that seems to be what everyone believed, including DHCR), one group that was already rent-stabilized and therefore would not lose vacancy-decontrol benefits when receiving J-51 subsidies, and the other group (really the gut rehab properties) that became rent-stabilized because the owners received J-51 benefits and could not take advantage of vacancy decontrol.  That structure does in fact make sense when you realize that the starting rents in gut rehab buildings are market rents; we don't know why that point was not brought out more strongly to the court.

4.  You have to give the tenants' attorney credit for good lawyering here.  He was able to persuade the court that the DHCR regs were clearly wrong, when most people would have logically inferred the word "solely" from the statutory language itself and not questioned the regs.

5.  The best we can now hope for at the judicial level is that lower courts will apply this decision only prospectively - the court distinctly left open that possibility.

6.  The real estate industry must do a massive lobbying effort in Albany to fix the mess.  The odds are against us, but we have to try.  The court clearly said that the matter should be addressed by the legislature.

*** COMMENT 7 *****

The Per Curiam decision is a struggle to get through because neither the statute nor the administrative applications over the years easily suit the opinion. However, if you accept the policy underlying the statute -namely that a landlord should not be able to get substantially reduced real estate taxes and then charge market rents--the result announced in the Per Curiam is easily understood and correct.

Landlords will undoubtedly turn to the dysfunctional gangs in Albany who call themselves legislators for relief, but the political environment will probably not be very warm to enacting legislation limiting the Roberts decision to prospective effect.  Perhaps the gangs can eliminate the treble damages or give landlords time to make restitution or provide a short time period for claims to be made.

*** COMMENT 8 *****

I reviewed the decision.  I believe the statutory language was ambiguous and the court could have decided either way as a matter of statutory construction.  However, I believe the court was probably correct from a policy standpoint.  The quid pro quo for tax abatements is regulation of rents during the abatement period.  When MetLife convinced DHCR to change "by virute of" to "solely by virtue of" in DHCR's regulations they may have done themselves and Tishman Speyer a disservice, as it highlighted the fact that the language was ambiguous (DHCR would not have had to add the word "solely" if the language were unambiguous).  This gave the court an opening.

**** COMMENT 9 *****
Rent control in this state has been part of a crass, political calculation since 1943: there are more tenants who vote than landlords.

There has been no logic or coherence to the program which had only a bare minimum of justification after 1950.
That fact is yet another reflection, if one were needed of the ineptitude of the New York political process and structure; we have as much voter control as do the people of China who routinely elect a congress.

Up until now, the Court of Appeals had been some refuge for rationality or fairness in the area.  With this decision, that is apparently lost and the administrative agency which is supposed to monitor the program is simply tossed aside to conform to political motivations.  It is very disappointing.

I have no suggestions as to what "the industry" can do since the industry has been calling attention to the unforseen and unwanted ramifications of rent control for almost fifty years, with no success.

Sorry to sound like an old curmudgeon, but on this subject, that is what I am.
*** COMMENT 10 ****

In my fantasy alternative universe, I wonder if this case will provoke such a backlash that New York just might see how idiotic the entire rent control/stabilization scheme is, and finally get rid of it.  My sense is that there is quite significant (but largely hidden) rental vacancy rate in Manhattan right now so maybe we are approaching an opportune time to finally fix (and simplify) the rental market and landlord-tenant relations by removing the city's absurd rent regulations.  It is beyond me why any reasonable court would even deem this whole scheme constitutional.  As a very simple fix, I would simply legislate that landlords may increase rents by 15% a year, with a total sunset after five years.  This would solve the problem fairly quickly and simply, and in short order restore a functioning marketplace.  We would then get government out of the business of bestowing random windfalls on people.

*** COMMENT 11 ****

Hubris and greed for all involved.  The owners, the banks, the lawyers, everyone.  Even the tenants (though they prevailed).

At the time of the Stuy Town acquisition, most market participants and observers watched in shock and awe, strongly suspecting that this deal didn't make sense (or cents). The aggressive market assumptions, aggressive financing, and aggressive lawyering.  A very aggressive and risky business plan contingent on aggressive assumptions for rent increases, market conditions, financing, etc.

I don't know exactly who advised Tishman Speyer, Black Rock, and Metlife on rent deregulation issues, but surely they were familiar with the J-51 deregulation complications and potential issue.

The tenants themselves are left with a potential Pyrrhic victory.

Those who were illegally deregulated will now receive credit against future rent, which means a decrease in income for the property owners.  With imminent default, maintenance reserves have been drawn down. This means a future of deferred maintenance and service cuts for tenants.  These same tenants never asked for the property improvements that were financed with this acquisition (improvements that give the owners justification for rent increases and deregulation to re-position the property as "luxury" while it always was - and really should have remained -- solidly mid-market).

The new windows that tenants received will now look out on courtyards increasingly filled with signs of deferred maintenance.  So the tenants won't have to pay more, but they will still be losing out. This is boom/bust mentality, a big change from the previous "steady as she goes" management of these properties.

There is a reason that this acquisition is always mentioned in the same breath as being "top of the market" (among a couple of notorious companions).  Everyone flew too close to the sun, and the Court of Appeals just melted the last wax from their wings.

**** COMMENT 12 ****

Are there any further avenues of appeal available for this result?  It's hard to see how you would get the case into federal court, but I'd be curious if anyone has any suggestions.  If the Stuy Town owners were to file bankruptcy, might the bankruptcy court be able to "do something"?  We have learned from Tousa and other cases that the bankruptcy courts don't hesitate to do what they think needs to be done to get to the right place.

**** CAVEAT ****

These are anonymous comments.  Don't assume any of the commenters is objective or unbiased or has full information.  Some of the commenters may have a personal interest in the outcome of this case or may have represented one of the parties.  I realize this is a silly and obvious caveat, but we live in an era of silly and obvious caveats.

COURT OF APPEALS GAVE TISHMAN SPEYER "CLARITY"

bloomberg_mayor_close-up_headshot_nyreblog_com_.jpgSTATEMENT OF MAYOR MICHAEL R. BLOOMBERG ON COURT DECISION ON STATE RENT LAWS

"Today's decision [in Roberts v Tishman Speyer Props., L.P.] provides some degree of clarity on an issue that has been debated for a long time, although the scope of its impact will take more time to know. Creating and preserving affordable housing in a city with a growing population has been one of our most important priorities. The tenant protections provided by the State's rent regulation laws have long been an essential measure to ensuring New York City accommodates people with a broad range of incomes, and today's decision means fewer units will fall out of the system than otherwise would have. But we know that - despite the ruling - the regulations still don't provide affordable housing to enough New Yorkers. That's why we created and are implementing the nation's largest municipal housing plan to create and preserve 165,000 affordable units - units with protections that go beyond rent regulation laws and maintain affordability based on New Yorkers' incomes."

# # #

Decided on October 22, 2009


No. 131

[*1]Amy L. Roberts, et al., Respondents,

v

Tishman Speyer Properties, L.P., et al., Appellants.






Jay B. Kasner, for appellants Tishman Speyer
Properties, L.P. and PCV ST Owner LP.
Alan Mansfield, for appellants Metropolitan Insurance
and Annuity Company and Metropolitan Tower Life Insurance
Company.
Alexander H. Schmidt, for respondents.
The Legal Aid Society; Real Estate Board of New
York; New York State Tenants & Neighbors Coalition, Inc. et
al.; Community Housing Improvement Program of New York
Inc. et al.; Maria del Carmen Arroyo et al.; Rent Stabilization
Association of New York City, Inc.; Office of Manhattan
Borough President; Urban Justice Center; Mitchell-Lama Residents
Coalition, amici curiae.

PER CURIAM:

In this lawsuit, nine plaintiff-tenants of Peter Cooper Village and Stuyvesant Town, two adjoining Manhattan apartment complexes comprising 110 buildings and occupying roughly 80 acres between 14th and 23rd Streets along the East River ("the properties" or "the apartment complexes") contend that defendants Tishman Speyer Properties, L.P., and PCV ST Owner LP (collectively, "PCV/ST"), and Metropolitan Insurance and Annuity Company and [*2]Metropolitan Tower Life Insurance Company (collectively, "MetLife"), the current and former owners of the properties, respectively, were not entitled to take advantage of the luxury decontrol provisions of the Rent Stabilization Law (RSL)[FN1] while simultaneously receiving tax incentive benefits under the City of New York's J-51 program. We agree.

I.

In New York City, multiple dwellings may qualify for tax incentives designed to encourage rehabilitation and improvements (see Administrative Code of City of NY § 11-243 [previously § J51-2.5]). Specifically, the City's J-51 program, authorized by Real Property Tax Law § 489, allows property owners who complete eligible projects to receive tax exemptions and/or abatements that continue for a period of years. Eligible projects include moderate and gut rehabilitations; major capital improvements (for example, asbestos abatement or boiler replacement); and conversions of lofts and other non-residential buildings into multiple dwellings (see Administrative Code §§ 11-243 [b] [2], [3], [8]; 28 RCNY 5-03 [a]). Rental units in buildings receiving these exemptions and/or abatements must be registered with the State Division of Housing and Community Renewal (DHCR), and are generally subject to rent stabilization for at least as long as the J-51 benefits are in force (see 28 RCNY at 5-03 [f]). The Department Of Housing Preservation and Development (HPD) administers the J-51 program in the City of New York.

MetLife apparently first applied for and received J-51 benefits for the properties in 1992. At the time, the apartment complexes, which MetLife built in the 1940s, had already been rent-stabilized since at least 1974.

In 1993, the Legislature enacted the Rent Regulation Reform Act (RRRA) (L 1993, ch 253), which provided for the luxury decontrol or deregulation of certain rent-stabilized apartments. The RRRA identified two circumstances in which deregulation was warranted: (1) in vacant apartments where the legal regulated rent was $2,000 per month or more; and (2) in occupied apartments where the legal regulated rent was $2,000 per month or more and the combined annual income of all occupants exceeded $250,000 per year (RSL §§ 26-504.1, 26-504.2). The RRRA carved out an exception to luxury decontrol, which stated:

"this exclusion [i.e., luxury decontrol] shall not apply to housing accommodations which became or become subject to this law [i.e., the RSL] (a) by virtue of receiving tax benefits pursuant to section . . . four hundred eighty-nine of the real property tax law [J-51 benefits]"


(RSL §§ 26-504.1, 26-504.2). The Legislature subsequently expanded the scope of luxury [*3]decontrol by lowering the income threshold for defining high-income households to $175,000 and allowing post-vacancy improvements to count toward the $2,000 per month rent threshold (L 1997, ch 116); and permitting deregulated units to remain deregulated even if an owner subsequently charges less than the $2,000 per month threshold (L 2003, ch 82).

On January 16, 1996 -- prior to the 1997 amendments to the RRRA -- DHCR issued an advisory opinion, which stated that participation in the J-51 program only precluded luxury decontrol "where the receipt of such benefits is the sole reason for the accommodation being subject to rent regulation" (emphasis added). On its face, the DHCR advisory opinion relies exclusively on a textual interpretation of the RRRA's relevant provisions. Further, DHCR took the position that

"where Luxury Decontrol is applied before the 'J-51' tax benefit period has expired, the abatement should be reduced proportionately. That the Legislature recognized the inherent inequity of an owner's continuing to enjoy tax benefits after decontrol is apparent from RPTL Section 489 (7) (b) (1), which provides that . . . [']any multiple dwelling building or structure which is decontrolled subsequent to the granting of such benefits, the local legislative body or other governing agency may withdraw such benefits from such dwelling.'"

In April 2000, DHCR proposed changes to the Rent Stabilization Code (RSC) in order to "conform regulations to statutes, particularly in the RRRAs of 1993 and 1997, judicial determinations and . . . agency practice" (22 NY State Reg 17 [Apr 5, 2000]). After public hearing and comment, DHCR adopted these changes, which became effective on December 20, 2000 (see 22 NY State Reg 18, 18-20 [Dec 20, 2000] [Notice of Adoption]). As relevant to this appeal, DHCR amended section 2520.11 of the RSC, titled "Applicability," to provide that

"[luxury decontrol] shall not apply to housing accommodations which became or become subject to the RSL and this Code:
"(i) solely by virtue of the receipt of tax benefits pursuant to . . . section 11-243 (formerly J51-2.5) or section 11-244 (formerly J51-5) of the Administrative Code of the city of New York, as amended"


(RSC § 2520.11 [r] [5], [s] [2] [emphasis added]). And in February 2004, DHCR issued (and subsequently reissued in January 2007) Fact Sheet #36, entitled "High-Rent Vacancy Decontrol and High-Rent High-Income Decontrol," which similarly specified that "[a]partments that are subject to rent regulation only because of the receipt [of J-51 benefits] do not qualify for high-rent vacancy decontrol" (emphasis added).

At some point after the RRRA was enacted, MetLife, with DHCR's approval (see [*4]RSL § 26-504.3 [b]), began charging market-rate rents for those rental units in the properties where the conditions for high rent/high income luxury decontrol were met. In late 2006, MetLife sold the properties to PCV/ST for $5.4 billion.

Three months after the sale, in January 2007, plaintiffs -- nine individuals who reside in seven apartments in the apartment complex -- sued MetLife and PCV/ST on behalf of a putative class of all current and former tenants who allegedly were, or will be, charged rents that exceed rent stabilization levels for any period during which the landlord receives real estate tax benefits under the J-51 program. Specifically, plaintiffs claimed that "in or about 2001 or 2002, and continuing through the present time," defendants have "improperly and unlawfully charged thousands of tenants market rents, even as [defendants] have collected . . . tax benefits under the J-51 program," amounting to "nearly $25 million"; they alleged that about one-quarter of the 11,200 apartments in the apartment complex had been luxury decontrolled. Plaintiffs sought a declaration that units in the properties would remain rent-stabilized "until the last applicable J-51 tax benefits period [. . . in or about 2017 or 2018]," and that defendants would "comply with all appropriate legal requirements to deregulate the units." Plaintiffs also sought relief in the form of rental overcharges totaling $215 million and attorneys' fees.

PCV/ST and MetLife moved to dismiss the complaint for failure to state a cause of action, arguing that the RRRA's exception to deregulation for apartments that "became or become" subject to the RSL "by virtue of" receiving J-51 tax benefits did not apply to the properties because they did not "become subject to" the RSL "by virtue" of the receipt of J-51 tax benefits. Rather, the apartment complex "became subject to rent stabilization in or prior to 1974," nearly two decades before MetLife first received J-51 benefits.

In a decision dated August 16, 2007, Supreme Court dismissed the complaint, reasoning that "the clear and unambiguous language of the RSL states that the luxury decontrol 'exclusion shall not apply to housing accommodations which became or become subject to this law (a) by virtue of receiving [J-51] tax benefits'" (quoting RSL §§ 26-504.1 and 26-504.2 [a]). Because the properties became subject to the RSL "18 years before applying for J-51 tax benefits," the court concluded that "defendants did not become subject to rent stabilization by virtue of receiving" these benefits.

Supreme Court further noted that this interpretation, adopted by DHCR, was consistent with the luxury decontrol laws, which were intended to "restore some rationality to a system which provides the bulk of its benefits to high income tenants" (quoting Noto v Bedford Apts. Co., 21 AD3d 762, 765 [1st Dept 2005] [internal quotation marks and citations omitted]); that DHCR's interpretation of the statute, if not unreasonable or irrational, was entitled to deference; and that the Legislature's failure to amend the RSL in response to DHCR's interpretation when subsequently amending the luxury decontrol provisions showed that it acquiesced in this construction. Plaintiffs appealed. [*5]

The Appellate Division unanimously reversed Supreme Court's decision and order, and reinstated the complaint. The court concluded that building owners who receive J-51 benefits forfeit their rights under the luxury decontrol provisions even if their buildings were already subject to the RSL. According to the Appellate Division, the words "by virtue of" did not confine the exclusion from luxury deregulation to buildings that became subject to the RSL only because they received J-51 benefits; DHCR's interpretation of this provision was not entitled to deference because a pure issue of statutory reading and analysis was involved; if the Legislature had intended the provision to mean "solely by virtue of," as DHCR concluded, it would have used the word "solely"; its interpretation was "more consistent with the overall statutory scheme," which made no overt distinction between properties "subject to" the RSL solely as a result of its receipt of J-51 benefits and those "subject to" the RSL before receiving such benefits; and Supreme Court's reading "invite[d] absurd and irrational results" (Roberts v Tishman Speyer Props., L.P., 62 AD3d 71, 83 [1st Dept 2009]).

The Appellate Division subsequently granted defendants' motion for leave to appeal, certifying the following question: "Was the order of this Court, which reversed the order of the Supreme Court, properly made?" For the reasons that follow, we answer affirmatively.

II.

PCV/ST and MetLife argue principally that the relevant exception to luxury decontrol applies only to accommodations that "became or become" subject to the RSL "by virtue of receiving tax benefits pursuant to section . . . four hundred eighty-nine of the real property tax law [J-51 benefits]" (RSL §§ 26-504.1, 26-504.2). And since the word "become" means to "pass from a previous state or condition" or to "take on a new role, essence, or nature" (Webster's Third New International Dictionary of the English Language 195 [1963]), a rental unit can "become" subject to the RSL only when it passes from being unregulated to being regulated -- i.e., when its status changes on account of the owner's receipt of J-51 benefits. By contrast, a rental unit does not "become" subject to the RSL by virtue of receiving J-51 benefits if it was already subject to rent stabilization. According to PCV/ST and MetLife, if the Legislature had intended to preclude luxury deregulation for all rent-stabilized apartments receiving J-51 benefits, it would have omitted the phrases "became or become" and "by virtue of" from the statute, and simply written that the exception did not apply to accommodations "receiving" such tax benefits. They note that the Legislature used this latter phraseology in RSL § 504 (c) (referring to "Dwelling units in a building or structure receiving the benefits of [J-51]").[FN2] [*6]

III.

PCV/ST and MetLife emphasize that since 1996 DHCR -- the State agency entrusted with administering rent stabilization -- has interpreted the luxury decontrol provisions in the manner they advocate. This is not, however, entirely correct; DHCR's interpretation and the one PCV/ST and MetLife now offer are different. DHCR has interpreted "by virtue of" to mean "solely by virtue of," while PCV/ST and MetLife rely on the "became or become" language of the statute. The two interpretations would lead to the same result in this case, but not in every case. For example, under DHCR's interpretation, a building that first became subject to the RSL due to receipt of J-51 benefits -- but is also subject to the provisions of the RSL for some other reason (see RSL § 26-504) -- would be subject to luxury decontrol because it would not be stabilized "solely" because of J-51 benefits. On the other hand, under the argument made by PCV/ST and MetLife, the same building would be exempt from luxury decontrol because it "became" subject to stabilization when the first triggering event -- receipt of the J-51 benefits -- occurred.

It is understandable that PCV/ST and MetLife prefer not to defend DHCR's reading, because it is contrary to the plain text of the statute. "By virtue of" and "solely by virtue of" simply do not mean the same thing. Nor do we owe deference to DHCR's reading, for this appeal does not call upon us to interpret a statute where "specialized knowledge and understanding of underlying operational practices or . . . an evaluation of factual data and inferences to be drawn therefrom" is at stake such that we should "defer to the administrative agency's interpretation unless irrational or unreasonable" (Matter of KSLM-Columbus Apts., Inc. v New York State Div. of Hous. & Community Renewal, 5 NY3d 303, 312 [2005], quoting Kurcsics v Merchant Mut. Ins. Co., 49 NY2d 451, 459 [1980] (internal quotation marks omitted]). Rather, where

"the question is one of pure statutory interpretation dependent only on accurate apprehension of legislative intent, there is little basis to rely on any special competence or expertise of the administrative agency and its interpretive regulations . . . And, of course, if the regulation runs counter to the clear wording of a statutory provision, it should not be accorded any weight" (id.).

When construing a statute, we seek to discern and give effect to the Legislature's intent (Carney v Philippone, 1 NY3d 333, 339 [2004]), and the starting point for accomplishing this is the statute's language (Daimler Chrysler Corp. v Spitzer, 7 NY3d 653, 660 [2006]). If the language is ambiguous, we may examine the statute's legislative history (Majewski v Broadalbin-[*7]Perth Central School District, 91 NY2d 577, 583 [1998]).

Here, we conclude that defendants' interpretation of the exception to luxury control for units that "became or become" subject to rent stabilization "by virtue of receiving" J-51 benefits conflicts with the most natural reading of the statute's language. Defendants essentially read these words as recognizing two categories of J-51-benefitted buildings -- those, like the properties, that were rent-stabilized prior to receiving J-51 benefits, for which luxury decontrol became available in 1993; and those that only became rent-stabilized as a condition of receiving J-51 benefits, for which luxury decontrol is unavailable (at least during the benefit period). But there is no language anywhere in the statute delineating these two supposed categories, and we see no indication that the Legislature ever intended such a distinction -- one that never occurred to anyone, so far as this record shows, until after the present lawsuit was brought. Contrary to PCV/ST's and MetLife's argument, there is nothing impossible, or even strained, about reading the verb 'become' to refer to achieving, for a second time, a status already attained.

Even assuming that the reading given to 'became or become' by PCV/ST and MetLife is a possible one, the RRRA's legislative history better supports our interpretation of the statute. The RRRA's sponsor stated that luxury decontrol was unavailable to building owners who "enjoy[ed] another system of general public assistance" such as J-51 benefits. Although the dissent accuses us of "pluck[ing] a snippet" of the sponsor's words to support our conclusion (dissenting op. at 7), in response to a question posed by a colleague exploring the very issue presented here, he said that

"should the exemptions contained in section 489 end, that -- those J.51s and 489s end, then they would be subject so that at no point do you have the [luxury] decontrol provisions applying to the buildings which have received the tax exemptions that I just mentioned" (Senate Debate on Assembly Bill 8859, July 7, 1993, at 8213-8216).


The dissent's attempt to selectively highlight portions of the question does not diminish the force of the sponsor's answer, which plainly indicates that "at no point" would the luxury decontrol provisions apply to buildings which "received" tax exemptions being discussed, including J-51 benefits. Certainly it cannot be argued that the thrust of that statement indicates otherwise.

Nor will we infer, as defendants suggest, that the Legislature's inactivity in the face of DHCR's interpretation of the statute constitutes its acquiescence thereto. Legislative inactivity is inherently ambiguous and "'affords the most dubious foundation for drawing positive inference'" (Clark v Cuomo, 66 NY2d 185, 190-191 [1985], quoting United States v Price, 361 US 304, 310-311 [1960]). It is true that, where the practical construction of a statute is well known, the Legislature may be charged with knowledge of that construction and its failure to act [*8]may be deemed an acceptance (Brooklyn Union Gas Co. v New York State Human Rights Appeal Bd., 41 NY2d 84, 90 [1976]). However, at the time the Legislature most recently considered the statute, there is no indication that the specific question presented here -- that DHCR's interpretation is improper and conflicts with the plain language of the statute -- had been brought to the Legislature's attention (see Kurcsics, 49 NY2d at 459 n 4).

IV.

Defendants predict dire financial consequences from our ruling, for themselves and the New York City real estate industry generally. These predictions may not come true; they depend, among other things, on issues yet to be decided, including retroactivity, class certification, the statute of limitations, and other defenses that may be applicable to particular tenants. If the statute imposes unacceptable burdens, defendants' remedy is to seek legislative relief. Moreover, the dissent predicts that our decision will cause "years of litigation over many novel questions to deal with the fallout from today's decision" (dissenting op. at 13). That the courts and litigants may experience some additional burden, however, is no reason to eschew what we view as the only correct interpretation of the statute (cf. Matter of Gross v Perales, 72 NY2d 231, 237 [1988]).

Accordingly, the order of the Appellate Division should be affirmed, with costs, and the certified question answered in the affirmative.


READ, J. (DISSENTING):

This appeal calls upon the Court to interpret an exception to the luxury decontrol mandated by the Legislature when it enacted the Rent Regulation Reform Act in 1993 (RRRA), "a first attempt to restore some rationality" to the then current rent regulation system by paring back the benefits conferred on "those not in economic need of protection" (1993 NY Legis Ann, at 175). The exception reads as follows:

"Provided, however, that this exclusion [for luxury decontrol] shall not apply to housing accommodations which became or become subject to [the Rent Stabilization Law (RSL)] (a) by virtue of receiving tax benefits pursuant to section [421-a] or [489] of the real property tax law . . .,[FN1] or (b) by virtue of article seven-C of the multiple dwelling law" (RSL §§ 26-504.1, 26-504.2).[FN2]

The majority interprets the portion of the exception dealing with Real Property [*9]Tax Law § 489 (which authorizes New York City's J-51 program) to exclude from luxury decontrol all buildings receiving J-51 tax benefits. Defendants, who point to DHCR's longstanding interpretation of the statute, read it to exempt only those buildings subject to the RSL solely because of the receipt of J-51 tax benefits. The majority takes the position that defendants' view is "contrary to the plain text of the statute" (majority op at 10), and "conflicts with the most natural reading of the statute's language" (id. at 11). I respectfully dissent.

The Statutory Language

The majority's interpretation necessarily supposes that the Legislature inserted pointless words into the statute. That is, if the Legislature had intended for all buildings receiving J-51 tax benefits to be exempt from luxury deregulation, it could have easily said just that. Instead, the exception includes ten additional words -- excluding from luxury decontrol those buildings that "became or become subject to this law [the RSL] (a) by virtue of" receiving J-51 benefits. We generally assume that every word in a statute contributes something to its meaning (see e.g. People v Finley, 10 NY3d 647, 655 [2008] [citing People v Giordano, 87 NY2d 441, 448 [1995], quoting Sanders v Winship, 57 NY2d 391, 396 [1982] ["Under well-established principles of interpretation, effect and meaning should be given to the entire statute and every part and word thereof" (internal quotation marks omitted)]).

Defendants' interpretation of the exception, unlike the majority's, gives meaning to all of its operative language. As defendants point out, the words "became" or "become" mean to "pass from a previous state or condition and come to be" or to "take on a new role, essence, or nature" (see Webster's Third New Intl. Dictionary 195 [1986]). The definition of "subject" is "one placed under the authority, dominion, control or influence of" (id. at 2275); and the parties do not dispute that "by virtue of" means "because of" or "by reason of." Thus, buildings that "became or become subject to [the RSL] by virtue of" receiving J-51 tax benefits passed from their former state (unregulated) into a new state (rent-stabilized) because of their owners' receipt of these benefits. That did not happen here since the apartment buildings comprising Peter Cooper Village and Stuyvesant Town have been rent-regulated since at least 1974, 18 years before any building in either complex is alleged to have received J-51 benefits. They did not "become" rent-stabilized by virtue of receiving J-51 benefits; they already were rent-stabilized (see Matter of KSLM-Columbus Apts., Inc. v New York State Div. of Hous. & Community Renewal, 5 NY3d 303, 311-312 [2005] [once a building became rent-stabilized, later, redundant statutory routes "would not have [been] needed" to make the building subject to the RSL]).

The majority resists the logic of this reading on several bases; first, that "there is nothing impossible, or even strained, about reading the verb 'become' to refer to achieving, for a second time, a status already attained" (majority op at 12). While "become" may be used colloquially in this imprecise sense, we usually -- in the absence of statutory definitions -- look to dictionary definitions when trying to figure out the meaning of a word or phrase used in a statute [*10](see e.g. Rosner v Metropolitan Prop. & Liab. Ins. Co., 96 NY2d 475, 479-480 [2001]). Even accepting the majority's point, all this means is that defendants' reading of "become" is not clearly correct -- i.e, the usage is ambiguous -- not that it is clearly wrong, although this seems to be the majority's implicit conclusion.

The majority also takes issue with defendants' emphasis on the State Division of Housing and Community Renewal (DHCR)'s reading of the statute, stating that "DHCR's interpretation and the one [defendants] now offer are different" because "DHCR has interpreted 'by virtue of' to mean 'solely by virtue of,' while [defendants] rely on the 'became or become' language" (majority op at 10)[FN3]. Further, the majority adds, "'[b]y virtue of' and 'solely by virtue of' simply do not mean the same thing" (id.).

In fact, what defendants argue is that the words "became or become subject to," read according to their dictionary meaning, modify the subsequent phrase "by virtue of" so as to create "no less a narrowing effect . . . than would 'solely.'" In short, by inserting "solely" before the phrase "by virtue of," DHCR simply created a redundancy in its regulations (see RSC § 2520.11 [r] [5], [s] [2]); it did not change the statute's meaning.

Finally, the majority objects that defendants' reading of the statute implicitly creates two categories of J-51-benefitted properties -- i.e., "those . . . that were rent-stabilized prior to receiving J-51 benefits, for which luxury decontrol became available in 1993; and those that only became rent-stabilized as a condition of receiving J-51 benefits, for which luxury decontrol is unavailable (at least during the benefit period)"; and that there is "no indication that the Legislature ever intended such a distinction," or that it ever "occurred to anyone . . . until after the present lawsuit was brought" (majority op at 11-12).

Addressing the latter point first, it is not at all obvious that this distinction occurred to no one until this lawsuit [FN4]. Contrariwise, it is apparent (as discussed later) that, until [*11]this lawsuit, no one thought to argue that already rent-stabilized buildings subsequently receiving J-51 tax benefits were excluded from luxury decontrol.

As for what the Legislature intended, the distinction complained about by the majority flows naturally from the legislative language chosen (i.e., "become or became" and "by virtue of"), given the nature of the J-51 program. Two general categories of buildings are eligible for J-51 tax benefits. First, there are existing, already rent-stabilized apartment buildings (like those in the Peter Cooper Village and Stuyvesant Town apartment complexes), which receive J-51 benefits in connection with capital improvements or repairs, such as a new boiler (see e.g. NY City Admin Code § 11-243 [b] [4], [5], [6]; Rules of City of NY Housing Preservation and Development [28 RCNY] §§ 5-03 [b], [c]). The second category includes buildings that are substantially rehabilitated to create new family units and receive benefits on account of those conversions or rehabilitations (see e.g. NY City Admin Code § 11-243 [b] [2], [3], [8]; 28 RCNY §§ 5-03 [a] [1], [2], [3], [4], [6], [7]). Buildings within the second category become rent-stabilized as a condition of receipt of J-51 benefits,[FN5] and enter the rent-stabilization regime at existing market rates (see Rent Stabilization Code [RSC] § 2521.1 [h]). Again, if the Legislature had intended to exclude all buildings receiving J-51 tax benefits from luxury decontrol -- i.e., those in both categories -- it should have, and presumably would have, specified in the statute that housing accommodations receiving J-51 benefits were excluded, not just those that "became or become subject to [the RSL] by virtue of" receiving J-51 benefits.

Legislative Intent

To bolster its textual analysis, the majority plucks a snippet from a floor exchange during the Senate debate on the bill that became the RRRA. We have always treated this species of legislative history "cautiously" (see Majewski v Broadalbin-Perth Cent. School Dist., 91 NY2d 577, 586-587 [1998]). In any event, the full text of this question-and-answer dialogue (which follows) does not appear to support the meaning teased out of it by the majority:

"SENATOR MENDEZ: Senator Hannon, your bill will include -- will affect those renters who are in apartments J.51s and 421-As. O.K. Those buildings were constructed with some part of taxpayers' monies, monies from all of us, and all of the people out there in the state of New York to help the developers build those [*12]apartments.
"My question to you is, once this bill is approved here and it will pass this chamber, will those landlords keep and not get taken away, keep the decontrol of the so-called luxury apartments with the abatements, those tax abatements that they have negotiated, or will they be returned to the taxpayers?
"SENATOR HANNON: Well, in answer to your question, Senator, which is an excellent one, we have provided that, because some buildings are enjoying another system of general public assistance, namely the tax exemptions, that to the extent the building is currently enjoying a 421 tax exemption, it is not subject to the decontrol provisions here. Should those exemptions end or should the exemptions contained in section 489 end, that's -- those J.51s and 489s end, then they would be subject so that at no point do you have the decontrol provisions applying to the buildings which have received the tax exemptions that I just mentioned" (Senate Debate on Assembly Bill 8859, July 7,1993, at 8213-8216) (emphasis added).

By referring to buildings that were constructed and to developers who build with tax benefits, Senator Mendez's question was directed at buildings entering the rent-stabilization regime for the first time as a condition of receiving J-51 tax benefits (i.e., the second category of J-51-benefitted properties, previously discussed), or section 421-a tax benefits (i.e., new construction). In short, Senator Hannon's response to Senator Mendez was limited by her question to developers of new construction projects.

Critically, the majority does not even mention the most important gauge of statutory meaning in this case, apart from the actual words the Legislature chose. The RRRA has a sunset clause, which forces the Legislature to reconsider its terms periodically. This has happened twice since 1996, when DHCR issued its advisory opinion -- in 1997 and in 2003 [FN6]. While otherwise amending the RRRA in both 1997 and 2003, the Legislature left the language central to this appeal ("become or became subject to [the RSL] by virtue of") intact.

As plaintiffs themselves put it, "[b]attles over rent stabilization are among the fiercest in Albany." It is therefore doubtful that the Legislature was unaware in 1997 of DHCR's advisory opinion, especially in light of the existence of DHCR decontrol orders premised on it, and the New York City Department of Housing Preservation and Development (HPD)'s issuance [*13]of prorated J-51 tax benefits to buildings with luxury-decontrolled apartments. And it is inconceivable that the Legislature did not know what was afoot six years later in 2003. This is especially so because DHCR in the meantime revised the Rent Stabilization Code ("RSC" or "the Code") for the express purpose of incorporating regulations implementing its interpretation of the substantive changes wrought by "the RRRAs of 1993 and 1997" (New York State Reg., Dec. 20, 2000, at 18).
After receiving and evaluating an "extensive volume and scope of comments," DHCR adopted the revised RSC, effective December 20, 2000 (id. at 19). The Code made DHCR's interpretation of RSL §§ 26-504.1 and 26-504.2 unmistakably clear: the exception from luxury decontrol for buildings receiving J-51 tax benefits covered only those buildings rent-stabilized solely on this basis (see RSC § 2520.11 [r] [5], 2520.11 [s] [2]). Yet, the Legislature in 2003 did not amend the RRRA to adopt the interpretation favored by plaintiffs, although it otherwise modified the statute.

As we have observed,

"[q]uestionable as may be any reliance on legislative inactivity, we would distinguish instances in which the legislative inactivity has continued in the face of a prevailing statutory construction. Thus, '[w]here the practical construction of a statute is well known, the Legislature is charged with knowledge and its failure to interfere indicates acquiescence'" (Brooklyn Union Gas Co. v New York State Human Rights Appeal Bd., 41 NY2d 84, 90 [1976], quoting Engle v Talarico, 33 NY2d 237 [1973]).

We were faced with a fact pattern comparable to this case in Matter of Ansonia Residents Assn. v New York State Div. of Hous. & Community Renewal (75 NY2d 206 [1989]). There -- as here -- the tenants argued that the plain wording of a provision in the RSL conflicted with the way in which DHCR interpreted and implemented it. We observed that DCHR and its predecessor agencies had construed the statute consistently, however, and that "the local legislature, in never choosing to amend the statute to provide otherwise, has acquiesced in [DHCR's] construction" (id. at 216; see also Rent Stabilization Assn. of N.Y. City v Higgins, 83 NY2d 156, 170 [1993] [when concluding that DHCR was authorized to adopt challenged regulations, Court considered it significant that Legislature had not sought to undo DHCR's interpretation at a time when it was substantially reforming rent regulation]).

Regulatory Interpretation and Implementation The majority gives no weight whatsoever to DHCR's interpretation of the exception. DHCR is vested with a "broad mandate to promulgate regulations in furtherance of the rent control and rent stabilization laws" (Higgins, 83 NY2d at 168), and is steeped in the history and lore of rent regulation. While we may not owe deference to the administrative agency, it should count for something that DHCR [*14]adopted its interpretation as a formal regulation after a notice-and-comment rulemaking enjoying wide participation by both landlord and tenant advocacy groups and interests. If DHCR's interpretation were as wide of the mark as the majority claims, it is odd that this infirmity was not discovered then. In this regard, defendants point out that two of the amici supporting plaintiffs on this appeal [FN7] submitted over 50 pages of comments objecting to many aspects of DHCR's proposed amendments to the Code in 2000, but they never mentioned, much less complained about, the proposed rules codifying the word "solely" (see http://www.tenant.net/DHCR_info/newcode/legserv-RSC.pdf).

Further, the majority ignores the manner in which HPD actually administers the J-51 program. HPD's J-51 application form requires the building owner to identify the number of both "exempt" and rent-stabilized apartments (see http://www.nyc.gov/html/hpd/html/home/home.shtml). The record on appeal includes a Certificate of Eligibility issued by HPD on July 28, 2003, awarding J-51 tax benefits to 350 First Avenue, a building in the Peter Cooper Village complex. This Certificate shows that HPD reduced the J-51 benefit in proportion to the number of luxury-decontrolled units in the building, consistent with DHCR's interpretation and regulation.

Conclusion

The majority downplays the risk of "dire financial consequences from [this] ruling[] for [defendants] and the New York City real estate industry" (majority op at 14). While it is true that dire predictions often prove to be mistaken, this is not always the case just because it usually is. After all, the Trojans would have done well to heed Cassandra. And you do not have to be gifted with her powers of prophecy to foresee significant, if not severe, dislocations in the New York City residential real estate industry as a result of today's decision. This is inevitable because the Court has upended an understanding of the law upon which numerous and substantial business transactions and dealings have been predicated for over a decade. On the other side of the equation, since at least 2000 no tenant residing in Stuyvesant Town or Peter Cooper Village has had any reason to expect immunity from the RSL's luxury-decontrol provisions.

The majority's observation that the extent of defendants' losses ultimately will turn on legal issues and defenses yet to be resolved is cold comfort. It will take years of litigation over many novel questions to deal with the fallout from today's decision. In the absence of meaningful legislative action, uncertainty will reign in an industry already rocked by the bursting of the great residential real estate bubble. And as one amicus reminded us, many of those at risk [*15]are "Mom and Pop" owners of a single building, and owners with mid-sized portfolios, mostly located outside Manhattan. For some of these entities, a prolonged summary proceeding with even a few tenants may threaten financial viability, even in the best of times.

Of course, I do not suggest that the Court shirk from its responsibility to interpret statutes because of untoward or uneven consequences for the parties. In every decision we make, one side loses. But the Court does not, in my view, fulfill its duty to safeguard the stability of the laws when it tosses out a reasonable and longstanding statutory interpretation made by a specialized agency, as it does today.

Thirty-five years ago we described the rent laws as "an impenetrable thicket, confusing not only to laymen but to lawyers" (Matter of 89 Christopher v Joy, 35 NY2d 213, 220 [1974]), and the thicket has only grown denser since then. While the majority confidently proclaims that DHCR's and defendants' reading of the statute is plainly wrong, and its contrary interpretation is plainly correct, the opacity of the thicket guarantees that neither proposition is true. Accordingly, I respectfully dissent.
* * * * * * * * * * * * * * * * *
Order affirmed, with costs, and certified question answered in the affirmative. Opinion Per Curiam. Judges Ciparick, Smith, Pigott and Jones concur. Judge Read dissents in an opinion in which Judge Graffeo concurs. Chief Judge Lippman took no part.
Decided October 22, 2009

Footnotes



Footnote 1:The RSL is codified at Administrative Code of City of NY §§ 26-501 to 26-520.

Footnote 2: PCV/ST and MetLife also suggest that if we affirm the Appellate Division's decision and order, we should apply the statute prospectively rather than retroactively because they reasonably relied on DHCR's unambiguous and longstanding interpretation of the RSL's luxury decontrol provisions. Because the lower courts did not consider this issue -- as defendants acknowledge -- we do not consider it at this time.

Footnote 1:The deleted language relates only to buildings receiving real property tax abatements under section 421-a of the Real Property Tax Law, and is not relevant to this case.

Footnote 2:Hereafter, these provisions are referred to collectively as "the exception" or "the statute."

Footnote 3:The majority also opines that these two purportedly divergent interpretations "would lead to the same result in this case, but not in every case," and then poses a hypothetical example to illustrate this point (majority op at 10). It is not evident that, in the real world (as opposed to the hypothetical one), the different results theorized would ever occur, absent changes in the current rent regulation/tax benefit regimes.

Footnote 4:Amicus Rent Stabilization Association of NYC, Inc. provided us with a detailed history of the J-51 statute and rent regulation over several decades. The gist of this presentation (although disputed) is that by law and practice the New York City rent laws have long distinguished between apartments that became subject to rent regulation by virtue of receiving J-51 tax benefits, and apartments that were already rent-regulated for other reasons (like those in the Peter Cooper Village and Stuyvesant Town apartment complexes) at the time they received J-51 benefits.

Footnote 5:Defendants point out that J-51-benefitted buildings within this second category are therefore akin to the other two kinds of buildings within the exception -- those covered by Real Property Tax Law § 421-a (new construction) and article 7C of the Multiple Dwelling Law (the 1982 Loft Law, which governs commercial loft buildings converted into residential housing) -- which likewise are not otherwise rent-stabilized.

Footnote 6:The statute is next due for renewal in 2011 (see L 2003, ch 82, §§ 7, 8 and 9).

Footnote 7:There were six amicus briefs filed on behalf of plaintiffs. (Three amicus briefs were filed on behalf of defendants.)

September 22, 2009

NY GOVERNOR CAN APPOINT A LIEUTENANT

For Immediate Release
Tuesday, September 22, 2009

Contacts:
Dick Dadey, 917-709-2896
Susan Lerner, 917-670-5670

CITIZENS UNION AND COMMON CAUSE/NY APPLAUD COURT OF APPEALS

DECISION UPHOLDING APPOINTMENT OF LT. GOVERNOR

Groups Urged Governor in Early July to Undertake this Constitutional Move to Break Deadlock in State Senate


Citizens Union and Common Cause/NY hail the historic decision issued today for the citizens of New York, as the state's top court upheld the Governor's Constitutional authority to appoint a Lt. Governor when a vacancy occurs. While it had become accepted conventional wisdom that a vacancy in the office of Lt. Governor could only be filled through statewide election, Citizens Union and Common Cause/NY, along with Assemblyman Michael Gianaris of Queens, forcefully argued in a July letter to Governor Paterson that he had the Constitutional authority to alone make such an appointment.

The groups urged the Governor to appoint a Lt. Governor in order to break the gridlock that paralyzed the state legislature through June and early July 2009, and to clarify the line of succession to the office of Governor when several individuals were claiming that they could rise to the seat.

The Court of Appeals decision reads, in part:

"Until today, the interplay between Public Officers Law � 43 and article IV, � 6 of the Constitution presented an open legal question ... While it has been suggested that [earlier Lt. Governor] vacancies were left unfilled because of some consensus as to the unavailability of the power of gubernatorial appointment, it is at least equally likely that they remained vacant for purely political reasons. Given these circumstances, it is entirely understandable that plaintiff has acted vigorously to defend his interpretation of the relevant Constitutional and statutory provisions. Having given due consideration to plaintiff's argument, however, we conclude that Public Officers Law � 43 affords the Governor the authority to fill a vacancy in the office of Lieutenant-Governor by appointment." [emphasis added]

Dick Dadey, executive director of Citizens Union said, "Good government won today an important ruling when the Court of Appeals agreed with the Governor's legal analysis - first put publicly forward by Citizens Union and Common Cause/NY - that he had the current authority to appoint a Lieutenant Governor. The solution, while not immediately evident, was always there in the law and the constitution. One only needed to read them together to get the full picture on how it was possible. The political chaos of this summer required a total reexamination of the Governor line of succession issue which is how we found a plausible and ultimately legally sound method for action. This decision brings a needed dose of stability to state government as the Governor and state legislature must now address very challenging fiscal issues that require that all hands be on deck. Having Dick Ravitch in the mix now will only be good for the citizens of New York."

Susan Lerner, executive director of Common Cause/NY, said, "This is a good day for New York. Today we celebrate the ruling by the Court of Appeals supporting the straightforward interpretation of the law that we offered to Governor Paterson in July. The Governor acted quickly on our recommendation, which swiftly ended the stalemate in the State Senate. As we also predicted, the case moved very quickly through the courts and the Court of Appeals acted decisively to resolve any uncertainty, by upholding the constitutionality of Governor Paterson's appointment of Richard Ravitch as Lt. Governor. While this decision does not address the broader reforms that are so desperately needed in Albany, it is a major decision that facilitates a state government that can function more smoothly in the short term. Like all New Yorkers, we are grateful that attention can now shift to solving the significant challenges facing the state and expect that the good ideas and experience which Lt. Governor Ravitch brings to his position will benefit us all."

In addition to offering their recommendations to the Governor in early July, the groups quickly lined up experts in New York Constitutional law to provide legal support for this recommendation, including:

  • Richard Briffault, Joseph P. Chamberlain Professor of Legislation, Columbia Law School
  • Jeremy Creelan, Partner, Jenner & Block, LLP, former Deputy Director of the Democracy Program at the Brennan Center for Justice at New York University School of Law.
  • Evan Davis, Partner, Cleary Gottlieb Steen & Hamilton LLP, and former Counsel to then New York State Governor Mario M. Cuomo.
  • Victor Kovner, Partner, Davis Wright Tremaine LLP, and former Corporation Counsel, City of New York under then Mayor David Dinkins.

The groups were represented by Caitlin Halligan, Gregory Silbert and Dotan Weinman of Weil, Gotshal & Manges in the amicus briefs they filed before the Appellate Division and the Court of Appeals defending the constitutionality of the Governor's appointment.

# # #

Here's the text of the court's decision:

Decided on September 22, 2009
No. 183

[*1]Dean G. Skelos, et al., Respondents,

v

David Paterson, & c., et al., Appellants.



Kathleen M. Sullivan, for appellants.
David L. Lewis, for respondent Dean G. Skelos.
Gerald Benjamin et al., amici curiae.
Ricardo Montano et al., amici curiae.
New York Civil Liberties Union, amicus curiae.
Partnership for New York City, Inc., amicus curiae.
Citizens Union of the City of New York et al., amici
curiae.
United Federation of Teachers et al., amici curiae.


LIPPMAN, Chief Judge:

The issue on this appeal is whether the Governor of the State of New York has the authority to fill a vacancy in the office of Lieutenant-Governor by appointment. We now hold [*2]that he does.

I.

In November 2006, Eliot Spitzer and David Paterson were elected respectively to the offices of Governor and Lieutenant-Governor. On March 17, 2008, Governor Spitzer resigned and, pursuant to article IV, § 5 of the New York Constitution, Lieutenant-Governor Paterson became Governor. Fifteen months later, Republicans and Democrats split 31-31 in the Senate. Because each party recognized a different Temporary President of the Senate, this political deadlock complicated the conduct of day-to-day business in the Senate chamber. Moreover, it was not clear which one of the rival Temporary Presidents stood next in the line of gubernatorial succession.

On July 8, 2009, Governor Paterson responded to this situation by appointing Richard Ravitch to the office of Lieutenant-Governor. Pursuant to article IV, § 6 of the Constitution, the Lieutenant-Governor presides over the Senate and casts a tie-breaking vote on certain procedural matters. Governor Paterson relied on section 43 of the Public Officers Law in making this appointment.

The following day, plaintiff Dean G. Skelos, a State Senator elected from the 9th Senatorial District, commenced this action for a declaratory judgment that the Governor's appointment of Mr. Ravitch was unconstitutional [FN1]. He also sought to permanently enjoin the Governor from appointing any individual to the office of Lieutenant-Governor. Plaintiff then moved to preliminarily enjoin Mr. Ravitch from acting in the capacity of Lieutenant-Governor. Supreme Court, Nassau County, granted the preliminary injunction, and the Appellate Division, Second Department, affirmed. Thus, Mr. Ravitch has, to date, not presided over the Senate.

In assessing the likelihood of plaintiff's success upon the merits (see Doe v Axelrod, 73 NY2d 748, 750 [1988]), the Appellate Division held that "the Governor's purported appointment of Mr. Ravitch was unlawful because no provision of the Constitution or of any statute provides for the filling of a vacancy in the office of lieutenant-governor other than by election, and only the temporary president of the Senate is authorized to perform the duties of that office during the period of the vacancy" (__ AD3d __, 2009 NY Slip Op 6265, *5 [2d Dept 2009]). The Appellate Division sua sponte granted the Governor leave to appeal from its order, and certified a question to this Court. We now reverse.

II. [*3]

The Governor has raised a threshold question as to Senator Skelos's standing to sue in light of the stringent criteria for legislator standing that we adopted in Silver v Pataki (96 NY2d 532, 539-540 [2001]). The parties do not dispute, however, that the public's interest is best served by resolving the constitutional issue presented by the Governor's action as expeditiously as possible. Accordingly, assuming, without deciding, that Senator Skelos presently has standing to sue the Governor, we now proceed to the merits (see Matter of New York State Assn. of Criminal Defense Lawyers v Kaye, 96 NY2d 512, 516 [2001]; Babigian v Wachtler, 69 NY2d 1012, 1013 [1987]; Matter of Roman Catholic Diocese of Albany v New York State Dept. of Health, 66 NY2d 948, 951 [1985]).

III.

Our State Constitution specifies that "[t]he legislature shall provide for filling vacancies in office" (NY Const, art XIII, § 3 [emphasis supplied]), and expressly contemplates that vacancies in elective office may be filled by appointment (see id.). In pursuance of the constitutional mandate imposed by article XIII, § 3, the Legislature has enacted three comprehensive and complementary provisions, i.e., Public Officers Law §§ 41, 42 and 43. The first of these, titled "Vacancies filled by legislature," (emphasis supplied) prescribes the means by which vacancies in the offices of State Attorney General and Comptroller are to be filled. The second, titled "Filling vacancies in elective offices" (emphasis supplied) generally requires that such vacancies occurring before September 20th of any year in office be filled by means of election at the next general election, but, in the case of a vacancy in the office of United States Senator, requires, in certain circumstances, a temporary appointment by the governor "to fill such vacancy" (see Public Officers Law § 42 [4-a]). Notably, this section specifically excepts from its scope the elective offices of Governor and Lieutenant-Governor. The last of these vacancy-filling provisions, section 43, the one upon which the Governor relied in his appointment of Mr. Ravitch, titled "Filling other vacancies" (emphasis supplied), is plainly intended as a catch-all to complete the Legislature's satisfaction of the mandate of article XIII, § 3. Unlike its neighboring provision, section 42, section 43 does not specifically exclude any office from its application, but rather provides:
"If a vacancy shall occur, otherwise than by expiration of term, with no provision of law for filling the same, if the office be elective, the governor shall appoint a person to execute the duties thereof until the vacancy shall be filled by an election"
(emphasis supplied).

It is not disputed that when Governor Spitzer resigned in March 2008, then-Lieutenant-Governor Paterson became Governor for the remainder of Governor Spitzer's term (see NY Const, art IV, § 5). Nor can it be reasonably disputed that when Lieutenant-Governor [*4]Paterson became Governor, he ceased being Lieutenant-Governor, leaving a vacancy in that office. The first condition of the statute's applicability was thus met.

The second condition of section 43 -- that there be no provision of law (apart from section 43) for filling the vacancy -- was also satisfied. The only other provision of law bearing upon how a vacancy in the office of Lieutenant-Governor alone is to be dealt with is article IV, § 6 of the State Constitution, but its direction that "the temporary president of the senate shall perform all the duties of lieutenant-governor" applies only "during [the] vacancy or inability" and thus cannot fill or end the vacancy. Plaintiff does not appear to contend otherwise; indeed, the central contention of plaintiff's argument is that the Constitution requires that a vacancy in the office of Lieutenant-Governor be preserved until the next quadrennial election.

An appointment under Public Officers Law § 43, in contrast to the devolution mandated by article IV, § 6, effectively fills the office in accordance with the command of article XIII, § 3; the article IV, § 6 devolution, although plainly necessary and useful to assure continuity of service in the short term, can at best provide only stop gap coverage of the function of the Lieutenant-Governor. Properly understood, then, the two provisions -- article IV, § 6 and Public Officers Law § 43 -- are complementary rather than duplicative and, accordingly, article IV, § 6 should not be construed, as it was by the Appellate Division, as a limitation upon gubernatorial appointment pursuant to Public Officers Law § 43. Article IV, § 6 merely states what is to occur while there is a vacancy; it does not, and cannot, consistent with the command of article XIII, § 3, be understood to state that the vacancy may not be filled.

The dissent places singular importance upon the apparent equivalence of the operative verbs in each of the provisions at issue -- "execute" in Public Officers Law § 43 and "perform" in article IV, § 6 -- arguing that the provisions must be understood as duplicative, and, accordingly, that neither provision may be applied to fill the office of Lieutenant-Governor. But, a correct understanding of what the provisions at issue are intended to accomplish does not turn on whether or not these expressions are themselves semantically equivalent. When understood in context, each expression refers to a materially different assumption of authority: the assumption under section 43 is plenary, in accordance with the mandate of article XIII, § 3 that vacancies be filled, but that occurring pursuant to article IV, § 6, concededly, is not.

Nor does article XIII, § 3's proviso that "no person appointed to fill a vacancy [in elective office] shall hold his or her office by virtue of such appointment longer than the commencement of the political year next succeeding the first annual election after the happening of the vacancy" prevent the Governor from appointing a Lieutenant-Governor. The intent of the constitutional limitation is clear; namely, to assure that appointments to elective offices extend no longer than is reasonably necessary to fill such offices by election. Where, as here, an office may not legally appear on the ballot except quadrennially (see NY Const, art IV, §§ 1, 6), and [*5]there will be a lengthy period before the next election for the office may be held, plaintiff's reading of the durational limitation at issue would result in an extended vacancy running the balance of an elective term. This appears to be fundamentally incompatible with the main object of article XIII, § 3, expressed unequivocally in its first clause, which, of course, is to assure that vacancies are filled.

We have never interpreted article XIII, § 3 to impose the requirement that plaintiff finds in it. Rather, we have held that the provision demands only that "when a vacancy in elective office occurs, the vacancy must be filled by election in the shortest space of time reasonably possible" (Matter of Roher v Dinkins, 32 NY2d 180, 188 [1973]; see also Matter of Mitchell v Boyle, 219 NY 242, 248 [1916] [emphasis supplied]). Other states have dealt with the issue of measuring the permissible length of an appointment to an elective office similarly, holding that when the length of the appointive term is tied to the "next election" or the "first proper election" subsequent to the vacancy, what is meant is the next election at which the office may be legally filled (see People ex rel. Lynch v Budd, 114 Cal 168, 171, 45 P 1060, 1061 [1896]; State ex rel. Trauger v Nash, 66 Ohio St 612, 620-621, 64 NE 558, 560 [1902]).

We also reject plaintiff's contention that article XIII must be read to forbid the appointment of a Lieutenant-Governor so as to vindicate the elective principle. While there can be no quarrel with the proposition that, generally, election must be the preferred means of filling vacancies in elective office, it does not follow that the elective principle is preeminent when it comes to filling a vacancy in the office of Lieutenant-Governor.

We, of course, were completely in agreement with this contention when, in Matter of Ward v Curran (291 NY 642 [1943], affg 266 App Div 524 [3d Dept 1943]) we unanimously affirmed a decision of the Appellate Division holding that, pursuant to article XIII of the Constitution and the then-current version of Public Officers Law § 42, a vacancy in the office of Lieutenant-Governor was to be filled at the next annual election subsequent to the vacancy. Our determination, however, engendered dismay in the executive branch because it raised a real possibility that the offices of Governor and Lieutenant-Governor would be filled by individuals from opposing parties with incompatible political and policy agendas. As a consequence of our decision in Ward, Governor Dewey entreated the Legislature to amend the law, and the Legislature responded, specifically excepting the offices of Governor and Lieutenant-Governor from the reach of Public Officers Law § 42 and its mandate that vacancies in elective office be filled by election. Subsequent constitutional amendments, requiring that the Governor and Lieutenant-Governor be elected together quadrennially and by a single ballot (see NY Const, art IV, §§ 1, 6), definitively eliminated any residual possibility that the executive branch would be split between members of opposing parties and, equally definitively, eliminated any possibility that a vacancy in the office of Lieutenant-Governor might be separately filled by election in a [*6]non-quadrennial year.

The elective principle, upheld by the judiciary in Ward, was thus legislatively subordinated to assure the structural integrity and efficacy of the executive branch and has remained so ever since. If it is to be restored to primacy in filling a non-quadrennial vacancy in the office of Lieutenant-Governor, that is a matter for constitutional amendment.

That election has been deemed impermissible as a means of filling a mid-term vacancy in the Lieutenant-Governorship does not, however, mean that the vacancy may not be filled. Indeed, in amending the Public Officers Law to remove the office of Lieutenant-Governor from the election mandate of Public Officers Law § 42, the Legislature did not alter section 43, which, in the aftermath of Ward is logically understood as applying to a vacancy in the Lieutenant-Governorship [FN2]. A conclusion that naturally follows this pairing of action and inaction is that the Legislature, while desirous of eliminating the problematic prospect of a divided executive, fully intended that a vacancy in the office would be filled in accordance with the mandate of article XIII, § 3, and that it would be filled by appointment pursuant to section 43. Filling the office by gubernatorial appointment is entirely consonant with the purpose of the post-Ward legislative and constitutional amendments, whereas requiring that the office be left vacant risked a scenario of the sort that the Legislature at Governor Dewey's behest sought to avoid -- one in which a president pro tem of the Senate, quite possibly of a party other than the Governor, would, while performing the duties of the Lieutenant-Governor during a vacancy in the office, actively oppose the Governor's agenda and frustrate the work of the executive branch.[FN3] [*7]

To be sure, the subordination of the elective principle in this context is not entirely unproblematic. It does create the possibility that an unelected individual will, for a time, occupy the State's highest office. Rules of succession are, however, inevitably imperfect and, at some stage of the devolution they direct, invariably compromise elective principles. Before us, however, is not the abstract question of whether it would be better in the case of a vacancy in the office of the Lieutenant-Governor to fill the vacancy by election or by gubernatorial appointment subject to legislative confirmation or by gubernatorial appointment alone. For now, the Legislature, pursuant to an express grant of constitutional authority, has specified that the vacancy is to be filled not by election but by gubernatorial appointment alone -- a determination that the Legislature is always free to revisit.

IV.

Until today, the interplay between Public Officers Law § 43 and article IV, § 6 of the Constitution presented an open legal question. Indeed, as our dissenting colleagues detail at some length, the particular legal configuration governing the outcome of the present dispute did not even come into existence until after Ward, and there have been, prior to the vacancy at issue, only two post-Ward vacancies in the office of the Lieutenant-Governor. While it has been suggested that these vacancies were left unfilled because of some consensus as to the unavailability of the power of gubernatorial appointment, it is at least equally likely that they remained vacant for purely political reasons. Given these circumstances, it is entirely understandable that plaintiff has acted vigorously to defend his interpretation of the relevant Constitutional and statutory provisions. Having given due consideration to plaintiff's argument, however, we conclude that Public Officers Law § 43 affords the Governor the authority to fill a vacancy in the office of Lieutenant-Governor by appointment.

Accordingly, the order of the Appellate Division should be reversed, without costs, the motion for an injunction denied and the certified question answered in the negative. [*8]
Dean G. Skelos, et al. v David Paterson, et al.
No. 183


PIGOTT, J.(dissenting) :

Under the majority's rationale, the possibility exists that the citizens of this State will one day find themselves governed by a person who has never been subjected to scrutiny by the electorate, and who could in turn appoint his or her own unelected Lieutenant-Governor. Because this is contrary to the text of the New York Constitution and affords Governors unprecedented power to appoint a successor, we respectfully dissent.

I.

When then-Governor Eliot Spitzer resigned and Lieutenant-Governor David Paterson became our 55th Governor no one gave a thought or harbored a suggestion that he had the ability to appoint a Lieutenant-Governor. This is not surprising since no Governor in the history of the State had done so. But after fifteen months marked by a deeply troubled economy and a deadlock that paralyzed the State Senate, the Governor, prompted perhaps by understandable frustration, attempted on July 8, 2009 to unilaterally fill the post.

Shortly after the appointment, plaintiffs brought this action seeking judgment declaring that the Governor's action in appointing a Lieutenant-Governor was unconstitutional. The Governor, as the majority notes, asserted authority to do so pursuant to § 43 of the Public Officers Law, a section referred to by all parties as a "catch-all provision." Until now, that provision had been used to fill vacancies in local offices but, in no instance, the second most important executive office in the state.

Supreme Court granted a preliminary injunction concluding, as relevant to this appeal, that the Senators "have alleged a usurpation of senate power that gives rise to sufficient injury in fact falling within their zone of interest" and as such, they had standing to commence this action. Addressing the likelihood of success on the merits, the court concluded that Article IV, § 6 of the Constitution "strongly suggests that the office is to remain vacant until such time as a governor is elected" and "[s]ince a lieutenant-governor has never been appointed, this interpretation is consistent with historical practice."

The court also reasoned that Article XIII, § 3, which mandates the Legislature to fill "vacancies in office", did not apply to a vacancy in the office of Lieutenant-Governor, because that constitutional provision permitted the appointee to serve only until the next election, while Article IV, § 6 makes clear there can be no separate election for Lieutenant-Governor. Therefore, since the Legislature is not empowered to fill the office of Lieutenant-Governor under [*9]the Constitution, contrary to
defendants' urging, § 43 of the Public Officers Law is not available for that purpose. As a result, the court concluded the Senators had established a likelihood of success on the merits and granted an injunction.

The Appellate Division affirmed, rejecting defendants' claim that Senator Skelos was without standing to bring the action, noting that the Lieutenant-Governor has the ability to control debate in the Senate chamber and to cast a vote to break a tie on certain procedural matters. It concluded that the Governor simply did not have authority to appoint a Lieutenant-Governor. That court too rejected the Governor's reliance on Public Officers Law § 43 and determined that no provision of the Constitution nor any statute provides for the filling of the office of Lieutenant-Governor other than by election.

II.

Unlike the majority, we view standing as a threshold issue that must be resolved and we determine that Senator Skelos established that he is a proper party to pursue this claim. The test for determining a litigant's standing is two-fold. "First, a plaintiff must show 'injury in fact', meaning that plaintiff will actually be harmed by the challenged . . . action. As the term itself implies, the injury must be more than conjectural" (New York State Assoc. of Nurse Anesthetists v Novello, 2 NY3d 207 [2004] citing Society of Plastics Indus. v County of Suffolk, 77 NY2d 761, 772-773 [1991]). Second, the injury plaintiff asserts must fall within his or her zone of interest (Society of Plastics, 77 NY2d at 773).

Our standing analysis begins -- but does not end -- with Silver v Pataki (96 NY2d 532 [2001]). In Silver, the Court held that Assembly Speaker Sheldon Silver -- acting in his capacity as an individual legislator, and not as a legislative leader -- had standing to pursue his claim that the Governor's exercise of line-item veto power exceeded the powers granted the executive in the State Constitution. The general rule is that an individual legislator can sue -- on a vote nullification or usurpation of power theory -- to vindicate a personal injury, although "lost political battle" claims are not cognizable. Speaker Silver was deemed to have standing even though there were many other identifiable persons and organizations directly harmed by the exercise of the vetoes -- such as any party who would have benefitted from the vetoed legislation (see Clinton v City of New York, 524 US 417 [1998] [New York City, health care providers and others who would have benefitted from vetoed legislation successfully challenged constitutional validity of President Clinton's exercise of the line item veto]). Thus, the Court found standing in Silver even though a dismissal of Speaker Silver's complaint would not have erected an impenetrable barrier to judicial consideration of that controversy.

Although Senator Skelos' contention that the Governor has exceeded his constitutional authority is different from the constitutional argument presented in Silver, his [*10]assertion of standing in this case is similarly legitimate. The Silver Court recognized that an individual legislator could initiate a lawsuit challenging vote nullification or usurpation of power by the Governor in the budget process, expressly rejecting the notion that only a majority of the legislative house could do so. This case does not involve the budget process but it does involve alleged overreaching by the Governor in a manner that directly affects each sitting Senator. Here it is claimed that the Governor has without constitutional authority installed an unelected person to serve as President of the Senate and, by that appointment, this private citizen has gained the authority to restrict the speech of elected Senators. This allegation of harm is not institutional in nature but is personal to each Senator.

The Lieutenant-Governor's only constitutional duties are to preside over the Senate and, on occasion, issue a casting vote. If elected Senators cannot bring suit to challenge the alleged placement of a so-called "interloper" as the presiding officer of the body in which they serve, we are hard pressed to identify who would have standing to object to this appointment. Granted, although he has expressed no inclination to do so, the Attorney General could initiate a quo warranto proceeding -- but this is because a statute specifically grants him that right, not because he has standing under our common-law jurisprudence. Where a claim is justiciable -- and here no one asserts that the controversy involves a political question rendering it inappropriate for judicial review -- we have not interpreted our standing rules so strictly that they erect an impenetrable barrier to suit (see Consumers Union of U.S. v State of New York, 5 NY3d 327 [2005]; Saratoga County Chamber of Commerce v Pataki, 100 NY2d 801, 814 [2003]; Boryszewski v Brydges, 37 NY2d 361, 364 [1975]). But if we adopt the Governor's position, that is precisely what we would be doing -- raising the specter that this very significant issue concerning the constitutional validity of the Governor's appointment would be unreviewable by the judicial branch. Although the majority has chosen not to decide the issue of standing, we think it important to articulate a resolution of the standing issue given the magnitude of this case.

We further reject defendants' contention that the controversy is not ripe for review because Ravitch has not yet presided over the Senate, restricted any Senator's speech, or issued a casting vote. This argument ignores the fact that Ravitch has been precluded from doing so, first by a temporary restraining order and, later, by the preliminary injunction issued by Supreme Court and affirmed by the Appellate Division. It would be ironic for this Court to dismiss a litigant's claim because, in initiating the lawsuit and obtaining preliminary relief, he was successful at postponing the imminent harm he is suing to prevent. In addition, it is alleged that the Governor's motivation in making the appointment was, in large part, to put Ravitch in a position to issue the tie-breaking vote to resolve the Senate leadership impasse -- an allegation that is eminently plausible given the circumstances surrounding the appointment. This litigation [*11]-- commenced soon after the appointment was made -- was therefore not precipitous.

Moreover, since there appears to be no dispute that any ripeness problem would disappear the moment Ravitch presided over the Senate and ruled on any point of order, dismissing this action would only postpone a ruling on the merits in a situation where the public is manifestly best served by prompt resolution of an important constitutional issue. Nothing would be accomplished by burdening the public or the parties with further delay just to allow this inevitable scenario to play out. Nor do the parties urge us to do so.

III.Arriving at the merits, we note that both sides concede that the Constitution does not expressly accord the Governor the power to appoint a Lieutenant-Governor. Nor can the Constitution itself be read in such a way as to permit the Governor to make an appointment to that office. The Constitution does, however, provide a clear line of succession to the office of Governor, the very purpose of Article IV.

Article IV, § 6 provides that in the event of a vacancy in the offices of both Governor and Lieutenant-Governor (a simultaneous vacancy): "the temporary president of the senate shall act as governor until the inability shall cease or until a governor shall be elected." If this situation arises, Article IV, § 6 mandates that a prompt election be held by requiring that "a governor and lieutenant-governor shall be elected for the remainder of the term at the next general election happening not less than three months after both offices shall become vacant." Most definitely, the framers of the Constitution were intent on having the electorate promptly fill both vacancies.

Next, that section addresses a vacancy in the office of Lieutenant-Governor only, while there is a sitting Governor:

"In case of vacancy in the office of lieutenant-governor alone, or if the lieutenant-governor shall be impeached, absent from the state or otherwise unable to discharge the duties of office, the temporary president of the senate shall perform all the duties of lieutenant-governor during such vacancy or inability."

Thus, the drafters of the Constitution logically placed the duties of Lieutenant-Governor in the hands of a duly elected state senator -- one who is elected president of that body by the entire Senate, representing all citizens of this State.

The majority errs in deciding that this constitutional mandate merely provides for a "caretaker" role by the temporary president for a limited interim period until the Lieutenant-Governor's office is filled by the Governor under the Public Officers Law. The majority also errs in reading Public Officers Law, which contains specific provisions for filling vacancies in the offices of Comptroller, Attorney General, and United States Senator, to let the Lieutenant-[*12]Governor's office fall into a "catch-all" with all other elected officials in the State no matter how minor. A review of the Public Officers Law §§ 41-43 makes the majority's misreading of them clear. Together, they provide a comprehensive mechanism for dealing with vacancies in nearly every office in the State - but not that of Governor or Lieutenant-Governor, who are separately treated in Article IV, § 6.

Public Officers Law § 41, enacted pursuant to an express grant of authority in Article V, § 1 of the Constitution, provides for the filling of vacancies in the offices of Comptroller and Attorney General. Section 42 provides for the filling of vacancies in other elective offices, but expressly excludes the offices of Governor or Lieutenant-Governor. Finally, § 43 addresses the filling of all "other vacancies" and provides: "If a vacancy shall occur, otherwise than by expiration of term, with no provision of law for filling the same, if the office be elective, the governor shall appoint a person to execute the duties thereof until the vacancy shall be filled by an election" (emphasis added).

When viewed in light of the Constitutional construct of the Executive office, its powers and duties, Public Officers Law § 43 cannot be construed to confer the right to fill a vacancy in the Lieutenant-Governor's office. First, contrary to the majority's view, § 43 by its terms only permits the Governor to appoint someone to an office to "execute the duties" of that office until the office can be filled by an election for the remainder of the term. Yet Article IV of the Constitution clearly provides that when there is a vacancy in the office of Lieutenant-Governor, the duties of that office are assumed by the temporary president of the Senate -- there is no language restricting the duration that the temporary president of the Senate fulfills those duties. This situation differs from the scenarios presented in cases like People ex rel. Smith v Fisher (24 Wend 215 [1840]) and People ex rel. Henderson v Snedeker (14 NY 52 [1956]), in which a deputy took over when an elected official such as a County Clerk was unable to complete a term of office and the deputy was then properly replaced by a gubernatorial appointee. The statutes at issue in those cases made clear that the deputy was to perform the duties of the elected office only until someone else could be "elected or appointed" and therefore clearly indicated that the deputy's authority was intended to cease when the Governor appointed a replacement for the elected official. As such, the Court held that the deputy performed the duties of office only until the Governor appointed a replacement who, in turn, fulfilled the duties only until an election could be held.

In contrast, Article IV, § 6 does not state that the temporary president of the Senate will fulfill the duties of the office of Lieutenant-Governor only until someone else is appointed nor, unlike Article V, § 1 (addressing the offices of Comptroller and Attorney General), does it specifically direct the Legislature to craft a procedure for filling a mid-term vacancy in that office. Rather, the clause unqualifiedly states that the temporary president of the [*13]Senate is to perform the duties of the Lieutenant-Governor "during such vacancy." Furthermore, Article IV precludes a mid-term election for the office of Lieutenant-Governor because it requires the Governor and Lieutenant-Governor to be jointly elected in quadrennial elections (unless there is a simultaneous vacancy in both offices [see Article IV, §§ 1,6]).

Because the Constitution, particularly Article IV, § 6, instructs that the temporary president of the Senate, an elected official, is to "perform" the duties of Lieutenant-Governor during a vacancy, it leaves no room for anyone else to "execute" the duties of that office under Public Officers Law § 43. In this regard, we note that neither this Court nor the Legislature has ever drawn a distinction between "executing" the duties of an office and "performing" those duties. The cases the defendants cite for this questionable distinction do not support it. Furthermore, there are numerous statutes that use words like "execute," "fulfill," "perform," "discharge," "act as" and the like to confer precisely the same authority [FN4]. Article IV, § 6 of the Constitution similarly contains synonyms that describe the inability of officers to act and the obligations that devolve on their successors, indicating that these officials "discharge" duties, "perform" duties or "act as" their predecessors -- and it is evident that all of these mean the same thing. There is simply no evidence that the Legislature intended that Public Officers Law § 43 apply to the office of Lieutenant-Governor when it adopted that provision. And if it did, the result would be a conflict. Contrary to the majority's view that constitutional provisions are to be "harmonized" with statutes, it is axiomatic that where there is an incompatibility between the Constitution and a statute, the Constitution governs and the statute bows.

Of equal importance, Article XIII, § 3 limits the duration of any appointment under § 43 by directing that "no person appointed to fill a vacancy shall hold his or her office by virtue of such appointment longer than the commencement of the political year next succeeding the first annual election after the happening of the vacancy" (Article XIII, § 3)(emphasis added)[FN5]. [*14]Yet, Article IV, § 1 mandates that the Governor and Lieutenant-Governor run together and only on the quadrennial, thus barring the Lieutenant-Governor from running for office separate from the Governor in a non-quadrennial year. These provisions, read together, can only be reasonably interpreted to mean that the drafters of the Constitution intended that a vacancy in the office of Lieutenant-Governor remain unfilled until the next gubernatorial election, with the temporary president of the Senate performing the duties of Lieutenant-Governor in the interim.

IV.

The construction of our Constitution over two centuries refutes the majority's reading of it. This is not the first time that a vacancy in the office of Lieutenant-Governor has arisen. There have been at least ten occasions since the first New York Constitution was adopted in 1777 when the position of Lieutenant-Governor has become vacant,[FN6] but no Governor has ever seen fit to assert that he had the power to appoint a Lieutenant-Governor to fill the vacancy. On two of those occasions, there were mid-term elections to fill the vacancies. But that cannot occur under our current Constitution, because both the Constitution and the Public Officers Law have [*15]since been amended in significant respects.[FN7]

The position of Lieutenant-Governor was created in New York's first Constitution of 1777 (adopted before the United States Constitution), which provided for an election to fill a vacancy in that office in the event the Lieutenant-Governor died, resigned or was removed from office (see Constitution of 1777, Article XX). But that clause was removed in the 1821 Constitution and no Constitution since that time has specified any procedure for filling a Lieutenant-Governor vacancy. In this respect, our State Constitution was similar to the Federal Constitution, which did not contain a procedure for filling a vacancy in the office of Vice President until the adoption of the 25th Amendment in 1967. Instead, the New York Constitution has spelled out a chain of succession in the event of the death or other inability of the Governor or Lieutenant-Governor, currently codified in Article IV, § 6. The Constitution and the statutes upon which the defendants rely have never been read to permit appointment of a Lieutenant-Governor, even though there have been many opportunities for prior Governors to advance such a reading.

The decision in Ward v Curran (266 App Div 524 [3d Dept], affd without opn, 291 NY 642 [1943]) -- which involved the eighth Lieutenant-Governor vacancy in New York's history -- held that the Constitution, as it was then worded, permitted an election to fill the vacancy, but it does not support the majority's view that such a vacancy can be filled by appointment. The controversy underlying Ward arose in July 1943 when Lieutenant-Governor Thomas Wallace died, creating a vacancy in the office of Lieutenant-Governor. Governor Thomas Dewey and Wallace had been elected the previous November on the Republican ticket. Albert Ward, the State Chair of the Democratic Party, brought a mandamus proceeding against the Secretary of State to compel an election to fill the office of Lieutenant-Governor in the upcoming November 1943 election. Both Governor Dewey and Attorney General Nathaniel Goldstein took the position that such an election would be illegal as the Constitution required that the Governor and Lieutenant-Governor be chosen at the same time and for the same term (the Constitution did not yet require that these offices be elected jointly by single vote). They further asserted that Article III, § 9 of the Constitution -- a provision addressing the powers of the Legislature -- directed the Senate to "choose a temporary president to preside in case of the absence or impeachment of the lieutenant governor." They did not, however, rest their analysis [*16]on the predecessor to Article IV, § 6 because, at that time, it did not contain any language indicating that the temporary president of the Senate assumed the powers of the Lieutenant-Governor.[FN8]

In a divided decision, the Appellate Division directed the Secretary of State to conduct the election pursuant to the predecessor of Public Officers Law § 42. The majority reasoned that it was inappropriate for the person who fulfills the duties of Lieutenant-Governor to be someone who was elected only by the voters of a single senatorial district. They emphasized: "It is a fundamental principle of our form of government that a vacancy in an elective office should be filled by election as soon as practicable after the vacancy occurs" (266 App Div at 526)(emphasis added). The dissenter believed that such an election would be unconstitutional because Article IV, § 1 contains the only provision authorizing an election for Governor or Lieutenant-Governor and requires that such office be filled in quadrennial elections. Thus, he concluded that the office of Lieutenant-Governor could not be filled at a general election that was not a quadrennial election. This Court affirmed without opinion (291 NY 642).

Upset with this turn of events, Governor Dewey urged the Legislature to begin the process of amending the Constitution and to change Public Officers Law § 42 to preclude an election for the office of Lieutenant-Governor (Message of Governor Thomas E. Dewey to the Legislature, January 5, 1944, Legis Doc [1944] No. 1, at 17-18). The Legislature heeded the Governor's call on both counts. It immediately amended Public Officers Law § 42 -- the statute [*17]on which Ward had relied -- so that it expressly excluded the Governor and Lieutenant-Governor from its ambit (as it continues to do today) (see L 1944, ch 3). The Legislature also passed amendments to the New York Constitution that were ultimately adopted by vote of the People.

More specifically, Article IV, § 6 was amended in 1945 to add a provision directly addressing what is to occur when there is a vacancy in the office of Lieutenant-Governor alone [FN9].
This amendment was significant for several reasons. Whereas the 1938 version of this clause did not indicate that the temporary president of the Senate fulfills the duties of Lieutenant-Governor during a vacancy in that office, the 1945 version expressly so provided. Furthermore, the 1945 version indicated precisely what was to occur when there was a vacancy in the office of Lieutenant-Governor alone -- "the temporary president *** shall perform all the duties of [*18]lieutenant-governor *** during such vacancy." The 1945 amendments also stated that the Lieutenant-Governor can never be separately elected from the Governor. These constitutional amendments, combined with the legislative amendment to Public Officers Law § 42, overruled Ward.

In the years since 1945, other constitutional amendments have moved still further away from Ward's holding. In 1953, the Constitution was amended to require that the Governor and Lieutenant-Governor be "chosen jointly by the casting by each voter of a single vote applicable to both offices" (Art. IV, § 1), echoing another of Governor Dewey's recommendations. Additional clarification of the chain of succession occurred in 1949 and 1963 amendments.

Defendants and the majority use Ward as support for the conclusion that a vacancy in the office of Lieutenant-Governor can be filled through gubernatorial appointment under Public Officers Law § 43. They contend that, unlike Public Officers Law section 42, section 43 was not amended in the wake of Ward to expressly exclude the office of Lieutenant-Governor. But nothing in Ward suggests that § 43 ever applied to that office. Ward held that the Lieutenant-Governor vacancy could be filled by election -- not by gubernatorial appointment. In Ward, the Appellate Division majority determined that it would be inappropriate to allow the office of Lieutenant-Governor to be filled by the temporary president of the Senate for the entire unexpired term because that legislative leader had been elected only by the voters of one district of the state. It seems highly unlikely that the Ward court would have endorsed the notion that a Lieutenant-Governor could be appointed by a Governor with no input from the electorate and no vetting by the legislative branch of government.

In fact, shortly before the litigation, Attorney General Goldstein issued an opinion clarifying that such an appointment would be inconsistent with the constitutional and statutory scheme. Citing Public Officers Law § 43, the Attorney General observed: "No one has ever claimed that this section conferred upon the Governor the power to appoint his own successor. Such a contention would lead to the anomalous result that a Governor by appointing a Lieutenant-Governor and then resigning could impose upon the people his own choice as their Governor" (1943 AG op 378; 1943 WL 54210). This point, which was repeated in the Attorney General's brief in Ward, was not disputed by the parties or the Appellate Division.

As we noted, the fact that no Governor has previously attempted to appoint a Lieutenant-Governor, while significant, does not resolve the legal issue before us. But it does show a remarkable consensus that such an appointment was impermissible. This consensus may result in part from a similarity between our Constitution and the Federal Constitution, which lacked a procedure for filling a vacancy in the office of Vice President until a constitutional amendment was adopted in 1967. The 25th Amendment now provides: "Whenever there is a [*19]vacancy in the Office of the Vice President, the President shall nominate a Vice President who shall take office upon confirmation by a majority vote of both Houses of Congress." New York constitutional commentators and participants at constitutional conventions have examined whether it would be advisable to adopt a similar mechanism by which the Governor could fill a vacancy in the office of Lieutenant-Governor by appointment. Proposals for constitutional amendments have been submitted over the years that would have authorized gubernatorial appointment with the advice and consent of the Senate (see Proposal No. 923, Proceedings of the NY Const. Convention [1967], vol II [Propositions], June 12, 1967, at pp. 606-608) or, comparable to the 25th Amendment, with confirmation by a majority vote of both houses of the Legislature (see Report of the Law Revision Commission for 1985, McKinney's Session Laws of New York, Vol 2, at 2575). To date, none of these proposals has been acted upon.

Supporters of the proposed amendments, like the Governor and some of the amici curiae, make strong policy arguments in support of allowing the Governor to make an appointment to fill a vacancy in the office of Lieutenant-Governor. But since our Constitution does not currently permit such a procedure, the constitutional amendment process is the only appropriate vehicle for such a change.

V.

The majority and defendants rely on decisions from other states to support their arguments but the cases cited are not persuasive. The constitutional provisions at issue in those cases were different from New York clauses that guide our analysis, either because there was no temporal provision that limited the duration that an appointee could hold an office to a specific and ascertainable date (as there is in Article XIII, § 3 of the New York Constitution) (see People ex rel. Lynch v Budd, 114 Cal 168 [1896]; State ex rel. Trauger v Nash, 66 OhioSt 612 [1902]; State ex rel. Weeks v Day, 14 Fla 9 [1871]; In Re Advisory Opinion to the Governor, 688 A2d 288 [1997]), or there was no clause directing that a particular official was to fulfil the duties of Lieutenant-Governor in the event of a vacancy in that office alone (as there is in Article IV, § 6 of the New York Constitution) (see Advisory Opinion to the Governor, 217 So2d 289 [1968]), or both provisions were absent (see State ex rel. Martin v Ekern, 228 Wis 645 [1938]). In any event, most of these cases were subsequently overruled by constitutional amendment or legislative enactment.

VI.

Despite our disagreement, we join the majority in acknowledging the good faith and good intentions of all parties in this difficult and important case. At the time the Governor named a Lieutenant-Governor, two Senators credibly claimed the position of temporary president of the Senate. The resulting uncertainty over the temporary president's identity created two practical problems. First, it clouded the line of gubernatorial succession; and second, the absence [*20]of an acknowledged presiding officer thwarted day-to-day business in the Senate. While the amici's dire characterizations of this political deadlock may be overstated, it is easy to understand why the Governor felt impelled to act and has vigorously defended his position. But neither the Governor nor this Court can amend the Constitution. Our Constitution's provisions governing gubernatorial succession have been scrutinized repeatedly over the past few decades, and have consistently been adjudged adequate. We should adhere to the Constitution we have, which simply does not authorize what the majority now sanctions.
* * * * * * * * * * * * * * * * *
Order reversed, without costs, the motion for an injunction denied and certified question answered in the negative. Opinion by Chief Judge Lippman. Judges Ciparick, Read and Jones concur. Judge Pigott dissents in an opinion in which Judges Graffeo and Smith concur.
Decided September 22, 2009

Footnotes



Footnote 1: Senator Pedro Espada, Jr. initially joined Senator Skelos as a plaintiff in this action; however, Senator Espada did not file a brief on this appeal. We therefore refer to only one plaintiff for purposes of this opinion.

Footnote 2:As the Attorney General pointed out in his 1943 pre-Ward opinion, "there [was] no distinction in language between [section 43] and section 42 of the Public Officers Law" (1943 NY Ops Atty Gen 378). And at the time of the post-Ward amendment to the Public Officers Law, the Legislature was well aware that section 42 had been held to apply to the office of Lieutenant-Governor, even though the office was not specifically mentioned. The same language, appearing in section 43, could not in this Ward-defined context have been understood to exclude the office of Lieutenant-Governor.

Footnote 3:The rationale for the post-Ward amendments was well summarized by Governor Dewey in his February 1953 address to the Assembly: "Executive responsibilities in our government are so interwoven that the election of a Governor and Lieutenant Governor politically opposed to each other involves serious problems. As a practical matter the Governor must encounter difficulty in leaving the State even for a short period and on pressing public business. This has created the greatest embarrassment in other states, to the damage of public confidence in government and the injury of the public interest. "Even more important, there is a great advantage in being able to entrust many of the complex administrative tasks of the Governor to an able Lieutenant Governor. I have done this repeatedly and with notable benefit to the people of the State. This would not have been possible if the Lieutenant Governor was required, as a matter of party loyalty, to lead the minority party." (Message of the Governor In Relation to Proposed Constitutional Amendment For Joint Election of Governor and Lieutenant Governor, February 9, 1953).

Footnote 4:See e.g. County Law § 652 (undersheriff shall "execute the duties of the office of sheriff" until a new sheriff is elected or appointed); County Law § 914 (deputy shall "subject to the provisions of the Public Officers Law, have all the powers and fulfill all the duties of the county clerk"); Town Law § 42 (until a successor is appointed, the Deputy Town Supervisor shall "perform all the duties of the supervisor"); Second Class Cities Law § 62 (Deputy City Comptroller "shall discharge the duties of the office" in the event of a vacancy).

Footnote 5:If Article XIII, § 3 is applied to a vacancy in the office of Lieutenant-Governor under the facts presented here, since the vacancy occurred on March 17, 2008, this would mean that a mid-term election would have had to be held in November 2008 (the first "annual election after the happening of the vacancy") and any appointee -- who would have had to be chosen by the Governor before that time -- could serve only until the winner of that mid-term election took office "at the commencement of the [next] political year," which would have been January 1, 2009 (see Article XIII, § 4). Such a mid-term election is expressly precluded under several provisions of the Constitution (see Article IV, §§ 1, 6) and, in any event, there was no appointment in 2008. Defendants argue that the time frames in Article XIII, § 3 have not been strictly applied but, even reading some flexibility into the provision (and our precedent has not clearly done so), the fact remains that the clause requires a prompt election to replace an appointee and this must occur as soon as possible after the vacancy arises. Certainly, it does not authorize a long-term appointment to fulfill a complete unexpired term.

Footnote 6: The vacancies occurred in 1811, 1828, 1829, 1847, 1885, 1910, 1913, 1943, 1973 and 1985. Six occurred as a result of the succession of the Lieutenant-Governor to the office of Governor. The remaining four stemmed from either the death or resignation of the Lieutenant-Governor. The most recent vacancies occurred in December 1973 when Lieutenant-Governor Malcolm Wilson succeeded to the Governorship upon the resignation of Nelson Rockefeller (Senator Anderson, temporary president of the senate at the time, fulfilled the duties until the end of the term) and in February 1985 when Lieutenant-Governor Alfred DelBello resigned (again, Senator Anderson fulfilled the duties until the end of the term).

Footnote 7: The first of the two elections to fill Lieutenant-Governor vacancies occurred in 1847 as a result of a special statute passed by the Legislature (see L 1847, ch 303). The constitutional validity of that statute was never challenged. The second such election resulted from Ward v Curran (266 App Div 524 [3d Dept], affd without opn 291 NY 642 [1943]).

Footnote 8: The 1938 version of Article IV, § 6 that was in effect when Ward was decided read as follows: "The lieutenant governor shall possess the same qualifications of eligibility for office as the governor. He shall be president of the senate, but shall have only a casting vote therein. If the office of governor become vacant and there be no lieutenant-governor, such vacancy shall be filled for the remainder of the term at the next general election happening not less than three months after such vacancy occurs; and in such case, until the vacancy be filled by election, or in case the lieutenant governor be under impeachment or unable to discharge the powers and duties of the office of governor or shall be absent from the state, the temporary president of the senate shall act as governor during such inability, absence or the pendency of such impeachment. If the temporary president of the senate shall be unable to discharge the powers and duties of the office of governor or be absent from the state, the speaker of the assembly shall act as governor during such inability or absence. The lieutenant-governor shall receive for his services an annual salary of ten thousand dollars."

Footnote 9: The 1945 version of Article IV, § 6 provided: "The lieutenant governor shall possess the same qualifications of eligibility for office as the governor. He shall be president of the senate, but shall have only a casting vote therein. The lieutenant-governor shall receive for his services an annual salary of ten thousand dollars. If the office of governor become vacant and there be no lieutenant-governor, the offices of governor and lieutenant-governor shall be filled for the remainder of the term at the next general election happening not less than three months after the vacancy in the office of governor occurs. No election of a lieutenant-governor shall be had in any event except at the time of electing a governor. Until the vacancies in the offices of the governor and lieutenant governor be filled by election, the temporary president of the senate then in office or his successor as such temporary president shall perform all the duties of lieutenant-governor and shall act as governor. If the office of lieutenant-governor alone be vacant, or in case the lieutenant-governor be under impeachment or unable to discharge the powers and duties of the office of governor or shall be absent from the state, the temporary president of the senate then in office or his successor as such temporary president shall perform all the duties of lieutenant-governor, including the duty of acting as governor when necessary, during such vacancy, inability, absence or the pendency of such impeachment. If *** the temporary president of the senate *** be unable to discharge the powers and duties of such office or be absent from the state, the speaker of the assembly shall act as governor during such inability or absence" (emphasis added to identify new language).

September 4, 2009

A COSTLY CUT

j0387048.jpgIn Bloomingdales, Inc. v. New York City Tr. Auth., Bloomingdales sued the New York City Transit Authority (NYCTA) to recover $165,000 the store incurred replacing a drainpipe.

In 1999, during the course of an excavation project, an independent contractor working for NYCTA mistook a drainpipe that ran down the store's roof for a dead water main, cut the pipe, and installed a conduit encased in concrete. Shortly thereafter, Bloomies began to experience flooding in its space.

Some three years later, Bloomies discovered the cause of the problem, installed a new drainpipe, and sued NYCTA claiming negligence, trespass and nuisance.

The New York County Supreme Court ended up dismissing the case because Bloomies' had waited too long to file its claim. (By law, the company had only one year and ninety days to bring a case.)

On appeal, the Appellate Division, First Department, and the New York State Court of Appeals were both of the view two separate "wrongful" acts had occurred: the cutting of the drain pipe and the installation of the conduit. While the store may have missed the deadline as far as the cutting was concerned, our appellate courts thought the installation of the conduit comprised a "continuous trespass" which remained actionable.

The City sure got a scrap-full there.

j0283095.gifTo view a copy of the Court of Appeals's decision, please use this link: Bloomingdales, Inc. v. New York City Tr. Auth.

 

August 26, 2009

LACKAWANNA BLUES?

In Matter of Lackawanna Community Dev. Corp. v. Krakowski, the Lackawanna Tax Assessor sought to rescind a real-property tax exemption given to Lackawanna Community Development Corporation (LCDC), a not-for-profit corporation.

LCDC purchased the property back in 1981 and leased it to Now-Tech Industries, Inc., a for-profit corporation. (Now-Tech later assigned the lease to PCB Now-Tech, Inc., another for-profit corporation.)

In 2006, Lackawanna's Tax Assessor concluded that the property was no longer being used for an exempt purpose.

While the Erie County Supreme thought the property remained tax free, the Appellate Division, Fourth Department, didn't think the exemption applied given the manufacturing use and, on appeal, the New York State Court of Appeals agreed.

Our state's highest court was of the view the Legislature hadn't intended to create a blanket tax exemption and that the premises' "actual or physical use" was the controlling consideration.

Since the property wasn't being used in furtherance of the LCDC's direct "purpose of spurring economic development," any forbearance was forfeited.

Land of the lost?

To view a copy of the Court of Appeals's decision, use this link: Matter of Lackawanna Community Dev. Corp. v. Krakowski 

July 28, 2009

THE NEW YORK STRETCH

j0408872.jpgIn 1993, Lee Koehler was awarded $2,096,343 against his former business partner, A. David Dodwell.

After registering the judgment in the United States District Court for the Southern District of New York, Koehler sued the Bank of Bermuda (New York) Ltd., a New York subsidiary of the Bank of Bermuda (BBL), which was holding Dodwell's stock certificates as collateral for a loan.

BBL refused to release the certificates because it believed that service upon its New York subsidiary didn't subject BBL to the court's jurisdiction.

In 2004, it was discovered that BBL no longer had possession of the shares because the bank had transferred the shares to another Bermudan company (about a decade prior).

In response to a question posed by the United States Court of Appeals for the Second Circuit, our state's highest court determined that a New York court can order a third party (over which it has jurisdiction) to produce assets belonging to a judgment debtor.

Relying upon state law -- New York's Civil Practice Law Rules -- the New York State Court of Appeals concluded that the court's power even extended to assets situated outside of the state.

BBL better take stock in that.

j0162980.gifTo view a copy of the Court of Appeals's decision, please use this link: Koehler v. Bank of Bermuda Limited 

July 2, 2009

ADULTEROUS PRIEST PREVAILS

j0289865.jpgAccording to our state's highest court, a priest who engaged in sexual relations with a female congregant didn't breach a fiduciary duty.

Jane Doe sought marriage counseling which eventually led to an adulterous relationship with Rev. Peter M. DeBellis. Despite John Doe's complaints to the Roman Catholic Diocese of Westchester, and the priest's transfer to another church, the extramarital affair lasted for some three years.

When John and Jane later sued DeBellis and the Diocese, the Monroe County Supreme Court dismissed the case.

After finding the priest "held himself out a personal qualified to conduct marriage counseling," the Appellate Division, Fourth Department, thought DeBellis breached a fiduciary duty. It also determined the Diocese could be found guilty of "negligent retention and supervision" since it "supposedly knew of the misconduct but failed to take appropriate action."

Just a few months ago, the case came to an untimely demise.

The New York State Court of Appeals felt the priest didn't exert "control and dominance" over Jane Doe since she wasn't "particularly susceptible" to his influence.

Did our state's highest court put its imprimatur on an ungodly exercise?

j0336687.gifTo view a copy of the Court of Appeals's decision, please use this link: Doe v Roman Catholic Diocese of Rochester

# # #

For our earlier post on this case, please use this link: Should Priest Get Away With Adultery?

 

May 15, 2009

NO PAY FOR STREET'S DECAY?

j0289817.jpgPasquale D'Onofrio and Ida Shaperonovitch sued the City of New York after they tripped and fell on a sidewalk grating.

While Pasquale filed his lawsuit with the New York County Supreme Court and Ida with the Kings County Supreme Court, both of their cases turned on whether the municipality had been given notice of a defect prior to the pedestrians' injuries.

While juries found notice had been given, a judge set aside the verdict in Pasquale's case, while another judge refused to disturb the outcome and entered a judgment in Ida's favor.

Appeals ensued. After the Appellate Division, First Department affirmed Pasquale's loss and the Appellate Division Second Department, concurred with Ida's win, their appeals were then heard by our state's highest court.

Since it didn't believe the City was given notice of the defects which triggered the plaintiffs' injuries, the New York State Court of Appeals thought both plaintiffs deserved to lose.

What caused that trip up?

j0284122.gifTo download a copy of the Court of Appeals's decision, please use this link: D'Onofrio v. City of New York and Shaperonovitch v. City of New York

May 8, 2009

A LITTLE THING GOT IN THE WAY

j0427632.jpgIn the Matter of Lester v. New York State Office of Parks, Recreation & Historic Preservation, 57-year-old Roy Lester filed suit against the New York State Office of Parks, Recreation & Historic Preservation alleging age discrimination.

Lester claimed Parks had perpetrated the misconduct because he refused to wear the required "Speedo" swimwear while he tried to requalify as a seasonal lifeguard.

Some two months after the State Division of Human Rights (DHR) ruled against him, Lester sought judicial review of the agency's determination. When the Nassau County Supreme Court dismissed the challenge as untimely, Lester appealed to the Appellate Division, Second Department.

If you would like a court to review a DHR decision, a case must be brought within 60 days after service of that determination. Although Lester claimed his time was extended by a state statute -- CPLR 2103 -- the AD2 thought that law applied to deadlines in a "pending action," rather than an administrative proceeding.

We're wondering whether the Court of Appeals will get to look into that.

AG00614_.gifTo download a copy of the Appellate Division's decision, please use this link: Matter of Lester v. New York State Office of Parks, Recreation & Historic Preservation 

 

February 9, 2009

FEDERAL DIDN'T PREEMPT STATE

spitzer_nyreblog_com_.jpgIn Matter of People of State of New York v. Applied Card System, Inc., former Attorney General Eliot Spitzer, pictured right, filed suit on behalf of New Yorkers who had been solicited for credit cards by Cross Country Bank (CCB).

CCB targeted "sub-prime credit market" consumers -- those who normally wouldn't "qualify for credit under traditional underwriting guidelines and principles."

The then Attorney General alleged that, in violation of New York law, CCB had "misrepresented the credit limits that sub-prime consumers could obtain and that it failed to disclose the effect that its origination and annual fees would have on the amount of initially available credit."

CCB informed customers they would be automatically pre-approved for a credit limit "up to" $2,500, when that number was often as low as $350. CCB supposedly told its customers there would be no late fees or collection calls, but later "clarified that such fees would be imposed and such calls made in certain instances."

There was also deceptive conduct relating to coverage for "death, disability, unemployment, or family leave," in a benefits program, and a "re-aging process" for "severely delinquent cardholders to bring their accounts current through a series of payments." (CCB failed to explain the late charges that would still accrue during that process.)

CCB countered it complied with the Federal Truth-in-Lending Act (TILA) and, according to the Fair Credit and Charge Card Disclosure Act of 1988 (FCCCDA), TILA overrode "any provision of the law of any State relating to the disclosure of information in any credit or charge card application," and preempted New York's Executive Law and Consumer Protection Act.

The Albany County Supreme Court found the Attorney General's claims weren't overridden by TILA and "permanently enjoined [CCB] from engaging in future fraud, deception, and false advertising." On appeal, the Appellate Division, Third Department, affirmed.

When the case reached the New York State Court of Appeals, that court found FCCCDA and TILA only overrode "those state laws that relate to 'disclosure of information,'" including annual percentage rates, annual fees, minimum finances and transaction charges, grace periods, late fees, over-the-limit fees, and the like. New York laws, on the other hand, addressed a credit card company's duty to "refrain from fraud, deception, and false advertising when communicating with New York customers."

Since the Attorney General's claims didn't "relate to the disclosure of credit information" but sought to address an "affirmative deception," our state's unfair trade practices law was unaffected by the federal statutes.

A lone dissenter, Judge Read, thought FCCCDA and TILA "set out comprehensive requirements and established a singular federal mechanism to add to or modify these requirements." Therefore, Read believed New York was prohibited from imposing any of its consumer protections laws on a nationwide industry.

You gotta give the court credit for that.

j0205369.gif

For a copy of the Court of Appeals' decision, please use this link: Matter of People of State of New York v. Applied Card System, Inc.

 

 

January 12, 2009

JOIN JUDITH KAYE'S BOOK CLUB

Here's an event invite we received from Jo Ann Douglas, President of the New York Women's Bar Association:
 
On January 21, 2009, the NYWBA will host its annual Judges' Reception. This year,  for the first time, we celebrate not only newly elected and appointed (and re-elected and re-appointed) judges, but Newly Retired judges as well.
 
kaye_court_of_appeals_nyreblog_com_.gifWe are especially pleased to announce that Chief Judge Judith S. Kaye, [pictured right], will join us as a guest and honoree. We have established a perpetual children's book drive in her honor: Judge Judith S. Kaye's Children's Book Club. The books that each of us brings on January 21 will be given to the Harlem Children's Zone.
 
The Harlem Children's Zone is a wonderful organization with which Judge Kaye has worked in the past. Every book will be distributed to avid young readers with the hope that they will become even more avid older readers one day.
 
Please join us for this special occasion, and please be sure to bring new books for children ages 1 month to 18 years.
 
The invitation is reprinted below.
 
Jo Ann
------------------------------------------------------------------------------------------
                                                           

THE NEW YORK WOMEN'S BAR ASSOCIATION

Proudly invites you to join us as we honor

The Newly Elected and Re-elected, and

Newly Appointed and Re-appointed, and

Newly Retired

JUDGES OF NEW YORK COUNTY

 

Cocktail Reception

   Wednesday, January 21, 2009

  6:00 pm to 8:00 pm

TD  BANK

 317 Madison Avenue at 42nd Street

New York, New York 10017

 

Each guest is asked to bring a new

Children's Book to Contribute

to the Inaugural Collection of the

Judge Judith S. Kaye's Children's Book Club

for the Harlem Children's Zone

 

Admission:  members and court employees--free

All others--$18

 

RSVP asap  to Event Co-Chairs

Jennifer Brown,  Sylvia E. Di Pietro and Aija Tingling

At:   JudgesReception@nywba.org


                                           The NYWBA warmly thanks TD Bank

                                                                    For its generosity in sponsoring this event.

                                        ------------------------------------------------------------------------------------------

Jo Ann Douglas
New York Women's Bar Association
President, 2008-9
170 2nd Avenue
New York, NY 10003
212-673-2895
fax 673-0945

January 8, 2009

CAN PAPER TESTIFY?

j0422458.jpgIn People v. Freycinet, Gary Freycinet alleged that, in the midst of a confrontation, a knife he was holding "just hit" his girlfriend. The New York City Chief Medical Examiner (ME) uncovered a different version of events.

The ME's report noted the knife entered the victim's face near the left ear, and the positioning and angle of the entry and exit wounds were consistent with a "right-handed person as a stabber on top of the person being stabbed and with the stabber using force."

When the ME later moved to Seattle, Washington, and didn't appear at the trial, prosecutors were allowed to use the report over Freycinet's objection.

After the Queens County Supreme Court convicted Freycinet of second degree manslaughter, he appealed to the Appellate Division, Second Department, which affirmed the outcome.

On appeal to our state's highest court, the Court of Appeals noted the report's admissibility depended on whether or not it comprised "testimonial evidence."

In the absence of a hard-and-fast rule, the Court believed there are "various indicia of testimoniality." The first consideration is whether the reporting "entity" is "an arm of law enforcement." A court must then assess whether the report was a "record of objective facts" (or was more of an opinion, subject to human fallibility). And, finally, was the report "directly accusatory" of the defendant.

Here, the ME's office wasn't viewed as a "law enforcement agency," since it operated independently. And while its doctors exercised their expert judgment in observing and characterizing the victim's stab wounds, their conclusions were derived from "precise recording of ... observations and measurements." And, while the Constitution usually requires an accused be given a right to confront an accuser, the ME's role wasn't to determine who killed the victim, but how that individual died.

Since the report didn't "directly link" Freycinet to his girlfriend's death, the Court of Appeals concluded the document wasn't testimonial and had been properly considered.

That's the end of that report.

j0236382.gif

To download a copy of the Court of Appeals' decision, please use this link: People v. Freycinet

December 29, 2008

NORA ANDERSON, SUSPENDED

noraanderson.jpgPoor Nora.

Here's what Jimmy Vielkind of the PolitickerNY.com reported earlier today:

Anderson Suspended Before She's Sworn In

ALBANY--The state's highest court has moved to suspend Nora Anderson, who was elected as a Surrogate judge in November.

The move comes three days before Anderson was due to be sworn in. She was already the subject of a hearing by the Commission on Judicial Conduct related to a $225,000 loan she gave to her campaign.

The Court of Appeals ruled today that Anderson was suspended, with pay, because of the pending case before the CJC. The decision was unanimous, with departing Chief Judge Judith Kaye abstaining.

Jimmy Vielkind can be reached via email at jimmy.vielkind@politickerny.com.

To download a copy of the article, please use this link: Anderson Suspended

UPDATE (12/30/08)

To download a copy of the Court of Appeals's suspension order, please use this link: In re Honorable Nora S. Anderson 

December 26, 2008

COP'S DRIVING WAS THE CAUSE

j0435871.jpgIn Tutrani v. County of Suffolk, Pamela Tutrani sued Suffolk County for injuries she suffered while driving on the Long Island Expressway (LIE).

Tutrani was forced to stop short when a police car driven by Officer Lee Weidl, "decelerated from approximately 40 miles per hour to 1 or 2 miles per hour." Although Tutrani was able to avoid rear-ending Weidl's vehicle, Darlene Maldonado was unable to stop in time and rear-ended Tutrani.

After a Suffolk County Supreme Court jury equally apportioned fault for Tutrani's injuries between Officer Weidl and Maldonado, the Appellate Division, Second Department, reversed. It was of the opinion Officer Weidl didn't cause the accident because Tutrani "'was able to come to a complete stop without hitting Officer Weidl's vehicle'."

On appeal to our state's highest court, the Court of Appeals determined the Officer's driving "was a substantial cause of the collision between [Tutrani] and Maldonado even though there was no contact between [Tutrani's] vehicle and the Weidl vehicle."

While the case was sent back to the Appellate Division, Second Department, for consideration of the unresolved issues, we're wondering how the jury's apportionment of liability will LIE?

j0286725.gifTo download a copy of the Court of Appeals' decision, please use this link: Tutrani v. County of Suffolk   

December 9, 2008

OPPOSING WASTE TRANSFER STATION PROVES WASTEFUL

j0316743.jpgIn Association for Community Reform Now (ACORN) v. Bloomberg, ACORN brought a special proceeding -- by way of CPLR Article 78 -- challenging New York City's plan to build a new solid waste marine transfer station (MTS) on East 91st Street and the East River in Manhattan.

After an existing, but inoperable, MTS was demolished, the City wanted to build a new facility which would have a 14-foot-high sound barrier to abate the new station's noise levels and a "tripping floor" which would prevent trucks from collecting in the surrounding neighborhoods.

When the New York County Supreme Court dismissed the case, ACORN appealed to the Appellate Division, First Department, which upheld the plan.

The East River site was viewed as the most "rational" location because the area had already been zoned for the intended use and the project wouldn't "cause any significant or drastic changes to the existing land uses or the overall character of the neighborhood" -- particularly since the surrounding residences had been developed while the prior MTS was still operational. (The plan also carefully examined the project's environmental impact, detailed appropriate "mitigation measures," and best advanced New York City's Waterfront Revitalization Program's policies.)

With its request for leave to appeal to our state's highest court denied just a couple of months ago, ACORN won't be planting its seed with the Court of Appeals anytime soon.

j0283702.gifTo download a copy the Appellate Division's decision, please use this link: Association for Community Reform Now (ACORN) v. Bloomberg

December 2, 2008

CITY BAR TO HONOR JUDGE JUDITH KAYE

 

nycbar.gifIN RECOGNITION OF HER EXCEPTIONAL LEADERSHIP & SERVICE TO THE BAR

The New York City Bar cordially invites you
to the Presentation of the Association Medal to


CHIEF JUDGE OF THE STATE OF NEW YORK
HON. JUDITH S. KAYE

December 9, 2008
6:30 pm

New York City Bar
42 West 44th Street, New York, NY

A RECEPTION WILL FOLLOW THE PRESENTION

Please register online or RSVP to Elizabeth Kocienda at (212) 382-6660.

November 3, 2008

WAS THIS FRAUD?

j0405590.jpgIn Pludeman v. Northern Leasing Sys., Inc., small business owners from the states of Missouri, Texas, Washington, and New York, sued Northern Leasing after realizing they had been tricked into signing lease agreements for credit card terminals and other business equipment.

Kevin Pludeman, and others, alleged Northern had presented them with what they thought was a single page contract resting on a clip board when, in actuality, it was concealing three other pages.

While the first page seemingly covered all the pertinent contract terms, the other three pages contained "a no-cancellation clause, and no warranties clause, absolute liability for insurance obligations, a late charge clause, a provisions for attorney's fees and New York as the chosen forum."

Pludeman acknowledged that the initial page noted "page 1 of 4," but countered that "microprint" deprived customers of the ability to knowingly consent to the transaction's terms.

After Northern moved to dismiss the case, the New York County Supreme Court found the complaint sufficiently stated a fraud claim against the sales representatives responsible for the alleged fraud. On appeal, the Appellate Division, First Department, affirmed.

When the case reached the New York State Court of Appeals, our state's highest court agreed that Pludeman and the other business owners offered enough details about the alleged scam to state a "fraud" claim. While a state law -- CPLR 3016(b) -- requires specificity in such cases, the Court noted that the standard should not be "so strictly interpreted" when there is a great risk that a viable cause of action may be lost.

Since many of the disputed facts were "peculiarly within the knowledge" of Northern, the governing pleading requirement was satisfied "when the facts [were] sufficient to permit a reasonable inference" of fraud. As this was a long-term, "nation-wide scheme," the Court of Appeals found such an inference was warranted here.

A lone dissenter -- Judge Smith -- thought the business owners didn't meet the law's specificity requirement as they failed to raise "allegations specific to individual defendants." Additionally, since the individual salespeople were not Northern employees, Smith believed that company's officers couldn't be "blamed for any trickery in which the salespeople engaged."

Were these business owners trying to back-out of a bad deal?

Judge Smith certainly thought so.

j0205369.gifGotta give them credit for trying.

To download a copy of the Court of Appeals' decision, please use this link: Pludeman v. Northern Leasing Sys., Inc. 

October 28, 2008

HOW MANY STRIKES BEFORE YOU'RE OUT?

j0430507.jpgIn People v. Luciano, Ruben Luciano was charged with multiple crimes after allegedly shooting a man named Angel Rodriquez.

When Luciano's lawyer used up "peremptory challenges" -- and objected to eight individuals serving on the jury -- prosecutors required defense counsel to give a "gender-neutral reason" for its attempt to remove all the women.

When it found two of those challenges had been discriminatorily applied, the Bronx County Supreme Court refused to reinstate them, finding they had been forfeited due to the misconduct.

After he was convicted of "criminal possession of a weapon in the second degree and assault in the second degree," and sentenced up to 15 years, he appealed to the Appellate Division, First Department, which reversed on the grounds that "each party 'must be allowed' the statutorily prescribed number of challenges."

On appeal, the New York State Court of Appeals concluded that while forfeiture of peremptory challenges was a "permissible remedy to be exercised in a trial judge's discretion," it is a sanction which must sparingly issue. And before that kind of relief may be granted, a trial judge must consider "whether the challenged juror is available to be reseated," whether there appears to be a "pattern of discrimination," and the number of challenges remaining.

Since the Bronx County Supreme Court failed to take the relevant factors into consideration, forfeiture of Luciano's peremptory strikes was "reversible error," which entitled him to a new trial.

Guess you got lucky, Luciano!

j0286767.gifTo download a copy of the Court of Appeals's decision, please use this link: People v. Luciano  

October 24, 2008

LEAVE IT OUTSIDE!

fight.JPGIn People v. Umali, Isaias Umali witnessed his friend, Chan, getting grabbed by the throat and pushed toward an exit by a nightclub bouncer named Blake.

In the scuffle, Umali stabbed Blake in the groin, severing his femoral artery and causing him to bleed to death. Although Umali tried to conceal what had transpired, he was eventually caught and indicted.

At his trial, Umali alleged that "he stabbed Blake in order to protect [Chan] from the use of deadly physical force."

While the defendant was testifying, the court was forced to recess for a four-day period and ordered Umali to refrain from talking to his lawyer. A day and a half later, defense counsel objected to the directive, and the court agreed the "ban" was "impermissible" -- leaving only two and a half days for Umali to consult with his attorney.

After he was convicted of manslaughter in the first degree, Umali appealed to the Appellate Division, First Department, contending the gap of time was prejudicial and warranted the conviction's reversal. Umali also claimed the instructions given to the jury regarding his "justification defense" were deficient since the judge indicated the evidence had to establish "beyond a reasonable doubt" that Umali believed he was trying to prevent Blake from using deadly physical force on Chan when, in actuality, prosecutors had the "burden to prove [beyond a reasonable doubt] that defendant did not believe force was needed."

Finding neither argument convincing, the AD1 affirmed.

On appeal to our state's highest court, the New York State Court of Appeals thought Umali's inability to confer with counsel was "insignificant," and while the jury instructions were not perfect, any error was seen as harmless since "a charge may be sufficient, indeed substantially correct, even though it contains phrases which, isolated from their context, seem erroneous."

The Court of Appeals reviewed the "context and content of the entire charge," and determined there was no risk of jury confusion since the jury was "repeatedly reminded that the burden was on the prosecution to prove its case beyond a reasonable doubt," that this burden never shifted to Umali, and the jury "never expressed any confusion about the justification charge or asked for supplemental instructions on the subject."

How justifiable was that?

j0282747.gifTo download a copy of the Court of Appeals' decision, please use this link: People v. Umali   

October 23, 2008

BIANCA JAGGER HAS LOST HER APPEAL

Bianca Jagger, a rent-stabilized tenant, has lost her multi-year battle to keep her New York City home because she is a "foreign national."

Since she was allowed to enter the United States by way of a tourist visa -- which required her to maintain a "principal, actual dwelling place" in another country -- our state's highest court was of the opinion Jagger couldn't show the Manhattan apartment was her "primary residence" and thus could be evicted.

Will she not fade away?

To download a copy of the Court of Appeals's decision, please use this link: Katz Park Ave. Corp. v. Jagger

Our prior post, dated October 26, 2007, follows:

JAGGER EVICTED FOR BEING AN ALIEN

In Katz Park Ave. Corp. v Jagger, Bianca Jagger -- ex-wife of the notorious Rolling Stone, Mick Jagger -- was tossed out on her ear by her landlord, Katz Park Ave. Corp (KPA).

KPA brought two lawsuits, in the New York County Supreme Court, alleging that Jagger -- a British citizen on a tourist visa -- was unable to maintain a "primary" residence in the U.S.

That court found that Jagger's acceptance of a renewal lease superseded the landlord's notice which purported to terminate her interests in a regulated apartment located on Park Avenue (here in Manhattan). The court further concluded that KPA's non-primary residence claim was untenable because "residency," as defined by our immigration laws, was not equivalent to "primary residence" for rent regulation purposes.

On the basis of that outcome, Jagger sought to dismiss her landlord's second case. She further claimed improper service and a constructive eviction due to conditions extant in her unit.

KPA sought Jagger's removal from the building, premised on her domicile in the United Kingdom. When the court denied the parties' respective requests, an appeal to the Appellate Division, First Department, ensued.

The appeal hinged on the definition of "residence" within the immigration and housing contexts. Critical to the majority's opinion was that a B-2 tourist visa, which Jagger holds, requires that the alien "maintain a permanent residence outside the United States that she has no intention of abandoning." Meanwhile, a New York landlord may recover possession of a regulated apartment when it can be shown that the unit is not being occupied by the tenant as his or her "primary residence."

The majority arrived at the "obvious conclusion" that one cannot simultaneously maintain a permanent residence outside of the U.S. and a primary residence in New York and reversed the lower court's order and granted KPA's request for a judgment evicting Jagger from her Manhattan home.

A dissenter noted that an alien's "permanent residence" refers to an affiliation with "an entire nation, but was not intended ... to denote a connection with a particular unit." By contrast, the term "primary residence" in the regulated housing context looks to a number of factors unique to each particular case. As the dissenter observed:

While this tenant's B-2 tourist visa requires her to maintain a domicile outside the United States, it does not disqualify her from maintaining a primary residence here. Thus, the bare fact that a prospective tenant holds a tourist visa is not dispositive of primary residence and is but one factor in determining primary residence ....

Poor Bianca! 

This ain't no way to treat an alien.

Looks like she may be going up ... to the New York State Court of Appeals.

To download a copy of the Appellate Division's decision, please use this link: Katz Park Ave. Corp. v Jagger

To view our other blog posts on this topic, please use this link: Nonprimary Residence

October 6, 2008

ISN'T THIS A GOVERNMENTAL FUNCTION?

j0437322.jpgIn Jericho Water Dist. v. One Call Users Council, Inc., Jericho Water District (JWD) filed suit against One Call Users Council, Inc. (OCUCI) seeking a judge to find JWD wasn't obligated to contribute to the "one-call" system.

Before an excavation or demolition may begin, contractors must contact OCUCI, which affords notice to all utility (and other service) providers of any work to be performed in the immediate area of the latter's easements or installations. The participants then map out exactly where "pipes, cables, wires, and the like" are situated in order to prevent someone from excavating in those areas.

OCUCI is funded by its member operators who are statutorily required to join and pay the associated costs. However, since "municipalities" are exempt from remitting those fees, JWD -- a water district located in Oyster Bay, Long Island -- claimed it wasn't required to contribute to the system.

When the Nassau County Supreme Court disagreed, JWD appealed to the Appellate Division, Second Department, which reversed.

On appeal, the New York State Court of Appeals again reversed, finding the exemption inapplicable because JWD didn't exercise "governmental functions."

The outcome turned on the definition of the word "municipality." And since that term is narrowly defined, our state's highest court saw no reason to give it a broader application.

What a drip!

j0234721.gifTo download a copy of the Court of Appeals' decision, please use this link: Jericho Water Dist. v. One Call Users Council, Inc.

October 2, 2008

FOIE GRAS FOLLEY FOILED

j0314273.jpgIn Matter of Humane Society of the United States v. Empire State Development Corp., the Humane Society sought information from the Empire State Developmnt Corp (ESDC) about a grant the latter had given to HVFA, LLC doing business as Hudson Valley Foie Gras (HVFG).

HVFG, a producer of foie gras up in Sullivan County, was given $420,000 in funding from ESDC for the construction of manure treatment plants (and other improvements).

The Humane Society requested copies of the ESDC's project plan and the memorandum of understanding (MOU). While ESDC provided some documents, it claimed an MOU didn't exist and "declined to provide a project finance memorandum and cost-benefit analysis," based on a statutory exemption.

When the Humane Society filed suit, alleging its information request had been wrongfully denied and the ESDC's decision was "arbitrary and capricious," the Albany County Supreme Court dismissed the case. After an appeal to the Appellate Division, Third Department, the ESDC was directed to release "redacted copies of the project finance memorandum and cost-benefit analysis."

The appellate court believed documents touching upon "purely factual data regarding HVFG's financial and operating history" were disclosable. The ESDC's "opinions and projections regarding economic issues," on the other hand, were "exempt" as "intra-agency materials."

Will the Court of Appeals force-feed a different result?

j0296940.gifTo download a copy of the Appellate Division's decision, please use this link: Matter of Humane Society of the United States v. Empire State Development Corp.  

September 30, 2008

WHY RETURN TO THE CRIME SCENE?

breakingandentering~nyreblog.JPGIn People v. Mitchell, Curtis Mitchell and Charles May were seen breaking and entering into a Manhattan building. Although police were summoned, the two were no longer in the area by the time officers arrived. Some time later that evening, when the duo return to the crime scene, officers were able to intercept the men as they were again forcibly entering the structure.

Although the grand jury indicated the pair on a single count of burglary, it wasn't clear whether that indictment applied to the first or second entry.

After the jury found Mitchell guilty, he appealed to the Appellate Division, First Department, arguing that since he had been indicted on only one count, reversible error had occurred because jurors had been permitted to consider both entries, thus making it unclear which led to his conviction.

Finding no irregularity, the AD1 upheld the outcome, as did the New York State Court of Appeals. While the prosecutor presented evidence of two distinct burglaries, each occurred on the date and location set out in the indictment. Additionally, since he failed to object to the trial judge's jury instructions, Mitchell was found to have waived any objection to their irregularity.

Was that a criminal outcome?

j0286736.gifTo download a copy of the Court of Appeal's decision, please use this link: People v. Mitchell

September 24, 2008

FATHER LOSES CHILD ANON

j0178595.jpgIn Matter of Seasia D. v. Mr. & Mrs. Anonymous, wanted to adopt Seasia D., an infant born out of wedlock, who had been surrendered by her 14-year old mother.

After the child's biological father filed a challenge, the Queens County Family Court found the "extrajudicial surrender by the birth mother was invalid" because she had done so "under duress," and the father had been denied an opportunity to consent to the surrender. On appeal, the Appellate Division, Second Department, affirmed.

When the case reached the New York State Court of Appeals, it held that because Seasia's mother was in favor of her child's adoption, and never claimed to have been "forced to surrender" the child, the record didn't support the lower courts' findings.

Furthermore, our state's highest court noted that in order for Seasia's biological father to have been in a position to "consent," he must have promptly asserted his rights and needed to demonstrate "an ability and willingness to assume custody" within six months prior to the child's adoption. Since those standards weren't met in this case -- "the record was replete with excuses for his paternal lapses" -- the Court of Appeals reinstated the Anonymous's adoption petition.

Who says it isn't great to be Anonymous?

j0323766.gifTo download a copy of the Court of Appeals' decision, please use this link: Matter of Seasia D. v. Mr. & Mrs. Anonymous 

September 18, 2008

GONE WITH THE WIND?

j0401483.jpgIn Galasso v. Wegmans Food Mkts., Inc., Laurie Galasso was trying to hang a construction sign on the side of the road when a Wegmans Food Markets tractor-trailer was travelling by, at some 10 to 15 miles per hour over the speed limit, and generated a gust of wind which caused the sign to fall on her.

After the Erie County Supreme Court denied Wegmans' request to dismiss the case, the Appellate Division, Fourth Department, agreed and rejected the company's arguments that it didn't owe a duty to Galasso and that the risk of injury wasn't foreseeable.

In a dissenting opinion, Justices Smith and Peradotto believed the case should have been knocked out. 

While a tractor-trailer must be safely operated, the dissenters didn't believed there is a duty owed to "an off-road pedestrian to avoid the effect of the wind turbulence created by ... [a] vehicle as it travels down the road." (The dissenters noted that even if the driver had been traveling within the speed limit, the sign still could have fallen.)

Will the Court of Appeals let the air out of them tires?

CG320.gifTo download a copy of the Appellate Division's decision, please use this link: Galasso v. Wegmans Food Mkts., Inc.  

September 16, 2008

THIS COULDN'T HAVE BEEN KOSHER

j0435886.jpgIn Marmelstein v. Kehillat New Hempstead: Rav Aron Jofen Community Synagogue, Adina Marmelstein felt that her Rabbi, Mordecai Tendler, breached a "fiduciary duty" owed to her.

Marmelstein was a congregant at Tendler's synagogue when Tendler began counseling her about various "life issues," which included her "desire to find a husband and have children."

Tendler supposedly told Marmelstein that he was the "Messiah" and that her only hope would be to engage in a "course of sexual therapy" with Tendler.

Marmelstein consented, and the two began a sexual relationship which lasted 3 1/2 years.

Tendler allegedly told Marmelstein that if she informed anyone about their relationship he would ban her from the synagogue community.

In a lawsuit filed with the New York County Supreme Court, Marmelstein sought damages predicated on fraud, breach of fiduciary duty, intentional and negligent infliction of emotional distress, and, also asserted a negligence claim against Kehillat New Hempstead (KNH) for hiring Tendler as Rabbi. When the Supreme Court dismissed all but the emotional distress and KNH related negligence allegations, the parties appealed to the Appellate Division, First Department, which ended the dispute in its entirety.

When the matter reached our state's highest court, the New York Court of Appeals concurred with the AD1's decision, since Marmelstein's "general allegations" against Tendler were insufficient to "demonstrate the existence of a true fiduciary relationship, " which is established when one person "is under a duty to act for or to give advice for the benefit of another upon matters within the scope of the relation."

Merely stating that the two engaged in an illicit sexual relationship, or that Tendler resorted to "seductive conduct" with Marmelstein, wasn't enough to show Tendler assumed "de facto control and dominance" over her or that she became "uniquely vulnerable and incapable of self-protection."

While he may have deceived Marmelstein and acted immorally, because this was an "extended voluntary sexual affair between consenting adults," there were no legal consequences for the alleged misbehavior. 

Miss Marmelstein!  Miss Marmelstein! ... I could bust! j0284070.gifTo download a copy of the Court of Appeals' decision, please use this link: Marmelstein v. Kehillat New Hempstead: Rav Aron Jofen Community Synagogue 

September 15, 2008

CONFUSING KID FOR DAD WAS DEFAMATORY?

j0410150.jpgIn Porcari v. Gannett Satellite Info. Network, Inc., Lawrence A. Porcari, Jr., filed suit against Gannett for "defamatory" remarks made about him in The Journal News Westchester.

It was reported that Porcari had been sanctioned for "ongoing frivolous conduct and noncompliance with court orders," was "employed as an attorney in the Office of the City of Yonkers Corporation Counsel," and sanctioned for a "private practice matter."

Porcari, however, had been mistaken for his father, who shared the same name.

When Porcari filed suit to recover damages, the Westchester County Supreme Court denied Gannett's request to dismiss the case, since the statements "tended to disparage [Porcari, Jr.] in his trade, business, or profession."

On appeal, the Appellate Division, Second Department, concluded that Porcari wasn't required to plead the remarks in question were "published with actual malice" as Porcari, a lawyer for the City of Yonkers, didn't qualify as a "public official."  [According to the U.S. Supreme Court in the case of New York Times v. Sullivan, remarks made about "public officials" are given more latitude as the "public has an independent interest in the qualifications and performance" of those who hold such positions.]

As a "private person," Porcari only needed to establish the publisher "acted in a grossly irresponsible manner" by disseminating inaccurate information.

We're wondering what the Court of Appeals will publish about that. 

j0283740.gifTo download a copy of the Appellate Division's decision, please use this link: Porcari v. Gannett Satellite Info. Network, Inc.  

September 12, 2008

WHAT THE FALK WAS GOING ON?

j0185065.jpgIn Falk v. Chittenden, Robert Falk attempted to have Timothy Chittenden's attorney, Jonathan Lovett, disqualified because of a "conflict of interest."

When Falk, the lieutenant of Rye's Police Department, filed misconduct charges against Officer Chittenden, the latter retained Lovett as counsel. But it just so happens that three years earlier, when Chittenden alleged Falk was an "incompetent," Falk sought legal advice from Lovett on "how to retain his position" and considered bringing disciplinary charges against Chittenden.

Though Falk never filed a complaint, he regularly communicated with Lovett and was never told the attorney intended to represent Chittenden, nor asked to give his consent to the arrangement. (Falk alleged that Lovett's representation of Chittenden posed a conflict since "confidential information" had been exchanged. Chittenden and his attorney disputed those conversations were enough to establish an attorney-client relationship.)

After the Westchester County Supreme Court decided in Chittenden's favor, the Appellate Division, Second Department, affirmed. While Falk had consulted with Lovett as a private citizen, in this particular instance his involvement was "in his official capacity as a lieutenant of the Rye City Police Department."

On appeal, the New York Court of Appeals reviewed New York's rules of attorney conduct - or Disciplinary Rules -- which concern, among other things, the preservation of confidences and secrets imparted by former clients.

Our state's highest court found Lovett and Falk had an attorney-client relationship, involving the "same or a substantially related matter" and the parties' interests were "materially adverse."

The matters were seen as substantially related because Falk's interest in pursuing "insubordination" charges would likely arise in Chittenden's disciplinary proceeding. And, since the two were "obvious antagonists," Lovett's continuing representation violated the state's Disciplinary Rules and couldn't be permitted to continue.

Don't you just Love it?

j0234763.gifTo download a copy of the Court of Appeals's decision, please use this link: Falk v. Chittenden   

FATHER'S DAY?

j0341758.jpgIn Matter of Christopher H. v. Lisa H., the Dutchess County Family Court found a father had been sexually abusing and neglecting his two daughters and terminated his visitation rights until the childrens' therapist thought it appropriate to resume and ordered the father to "submit to a psychological evaluation, ... attend and participate in a sex offender program, ... and complete a parenting program."

In 2007, the father asked Family Court to modify the order, since he had completed the recommended parenting programs and undergone a psychological evaluation by the Dutchess County Department of Social Services. He also submitted a therapist's report which noted the father had submitted to a clinical polygraph examination in which his denials of ever sexually abusing his daughters registered as truthful and he thus was not an "appropriate candidate for specialized sex offender treatment."

When the Family Court denied the request on the grounds that the father failed to adhere to the court's earlier directive he attend a sex offender program, an appeal to the Appellate Division, Second Department, ensued.

The AD2 was of the belief the Family Court should have conducted a hearing, particularly in view of evidence the guy wasn't an appropriate candidate for the program. It declined to determine whether his daughters had been abused or whether the resumption of visitation was in their best interests. It merely believed this dad deserved his day.

Will someone please buy the guy a tie?

j0297068.gifTo download a copy of the Court of Appeals's decision, please use this link: Matter of Christopher H. v. Lisa H. 

September 9, 2008

IT WASN'T THAT GRAVES

graves.JPGIn Tirado v. Elrac Inc., Miguel Tirado sued Elrac and U-Haul Inc. (UHI) for injuries sustained in a car accident. (Tirado was a passenger in a car owned by Elrac and hit by a U-Haul truck.)

Claiming it was "vicariously liable" for the accident, Tirado sued UHI believing it was the truck's owner. However, the vehicle was actually owned by U-Haul Co. of Arizona (UHAZ). And to complicate things just a bit, some 12 days after his suit was filed, Congress enacted the "Safe, Accountable, Flexible, Efficient Transportation Equity Act," also known as the "Graves Amendment," which prohibits claims against vehicle lessors for injuries stemming from the negligent operation of leased vehicles.

U-Haul Co. of New York (UHNY) filed an answer on UHI's behalf, believing it was the intended defendant and later moved to dismiss the case since UHAZ was the truck's owner and UHI was an inactive corporation which hadn't been in operation at the time of the accident. UHNY also argued that Tirado couldn't add UHAZ to the case due to the "Graves Amendment."

Tirado cross-moved and argued that under a New York law -- CPLR 203(a) -- an amendment of a pleading "relates back" to the suit's filing date which, in this instance, preceded the federal statute's passage and effective date.

After the Bronx County Supreme Court refused to allow Tirado to amend the complaint and dismissed the matter, he appealed to the Appellate Division, First Department.

Citing Jones v. Bill, a case wherein the New York State Court of Appeals found "[n]othing in the language of the Graves Amendment suggests that it bars vicarious claims asserted in an amended pleading in an action commenced prior to its effective date," the AD1 reversed.

Since Tirado filed suit against UHI 12 days before the federal law came into existence, his dispute was "removed from the [statute's] pre-emptive reach."

In other words, far from Graves, Tirado's case got a new lease on life.

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To download a copy of the Appellate Division's decision, please use this link: Tirado v. Elrac Inc.

To view our prior post on this topic, please use this link: HOW GRAVES WAS IT?

September 8, 2008

ONE'S LOSS WASN'T ANOTHER'S GAIN?

inezbarron.jpgIn Matter of Barron v. Board of Elections in the City of New York, Inez D. Barron sued the New York City Board of Elections (BOE) for hindering her New York State Assembly candidacy.

On April 8, 2008, Assembly member Diane Gordon was forced to resign after she was convicted of bribery and misconduct in public office. BOE issued a vacancy notice, and Barron -- believing there would be a special election (in addition to primary and general elections for the slot) -- circulated petitions. When she learned that a special election wasn't going to be held, Barron filed suit against the BOE and violations of New York State's Election Law were alleged.

While the Kings County Supreme Court aligned with Barron and directed the BOE to conduct an election to fill the unexpire term, it also found Barron had secured an "unfair advantage over other possible candidates ... in that she had started circulating designating petitions ... at a time when other possible candidates may not have been aware that a primary election and a general election would be held." In effect, the signatures she compiled prior to July 2, 2008 were invalidated.

On appeal, the Appellate Division, Second Department, believed penalizing the candidate for her foresight, and disenfranchising voters who signed her petitions, would be unjust and inequitable and elected to reverse that part of the decision which adversely impacted the signatures she had secured from registered voters.

Late last week, our state's highest court decided the timing of Gordon's resignation was such that the law required the seat to remain vacant through December 31, 2008 -- the unexpired balance of Gordon's term.

Barron's efforts were not for naught. If she wins tomorrow's primary, and the election in November, her term will start January 1, 2009 (rather than immediately).

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What's your vote on that?

To download a copy of the Court of Appeals's decision, please use this link:  Matter of Barron v. Board of Elections in the City of New York

To download a copy of the Appellate Division's decision, please use this link: Matter of Barron v. Board of Elections in the City of New York

September 3, 2008

LEASHLESS IN DOUGLASTON

mailcarrier~nyreblog.JPGIn Petrone v. Fernandez, Melanie Petrone -- a mail carrier -- was working her route when she observed a rottweiller named "Kai" positioned on Fernandez's lawn only feet away from her.

Since the animal was unleashed, Petrone retreated. When she noticed Kai was starting to chase her, Petrone also began to run, jumping through the window of her vehicle and injuring her finger.

James McCloy, Kai's custodian, alleged the dog was asleep on the front lawn, that Petrone ran away from the house yelling and screaming, but the animal remained on the lawn the entire time.

McCloy also claimed Kai couldn't pursue Petrone because the animal suffered from a severe arthritic condition, and, both Fernandez and McCloy testified Kai never "exhibited vicious propensities."

When Petrone filed suit against the two men for negligence in "failing to guard [Petrone] from the dog's known vicious propensities" and for violating the New York City leash laws, the Queens County Supreme Court dismissed the case.

On appeal, the Appellate Division, Second Department, modified the outcome.

After reviewing the Court of Appeals' decision in Bard v. Jankhe -- which established strict liability "for harm caused by an animal, where it is established that the owner knew or should have known of the animal's vicious propensities and harm is caused as a result of those propensities" -- the AD2 used Petrone's case as a platform to highlight an appellate discord which now exists in New York.

While the First and Second Departments have recognized "common-law liability independent of an animal's vicious propensities," the Third and Fourth Departments "generally have not ... absent evidence of the animal's vicious propensities."

Since Bard v. Jankhe wasn't a leash-law case but a dispute dealing with a "bull in a barn of a dairy farm," the AD2 didn't believe the Cout of Appeals addressed the "question of whether negligence involving the violation of a leash law can result in liability when an unleashed dog engages in a chase that proximately causes injury."

Relying on its own precedent, which recognized dog owners' liability for leash law violations, the AD2 concluded the Supreme Court erred in dismissing the case against McCloy since questions of fact remained as to Kai's behavior on the afternoon in question. (The AD2 agreed Fernandez sufficiently established he wasn't Kai's owner, he wasn't home at the time Petrone was injured, and owed no duty to Petrone.)

Will the Court of Appeals muzzle this case?

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To download a copy of the Appellate Division's decision, please use this link: Petrone v. Fernandez   

August 29, 2008

REDLINING PRACTICES FOILED

martymark.jpgIn Matter of Markowitz v. Serio, Brooklyn Borough President Marty Markowitz sought to investigate the "redlining" practices of Farmers New Century Insurance Company by using the Freedom of Information Law (FOIL).

"Redlining" in the insurance industry involves "an insurer's refusal to issue or renew ... a policy premised exclusively on the geographic location of the risk."

Markowitz wanted to know how many Brooklyn insurance policies had been issued, renewed, or cancelled and, when a FOIL request was filed, the State Insurance Department (SID) refused to release the information, reasoning that would allow competitors access to "trade secrets or records" and "would cause substantial injury to [their] competitive position [as] insurers."

After Markowitz filed suit, Gregory Serio, SID's Superintendent, claimed the refusal to release the information was "reasonable and consistent with lawful procedure," and not "arbitrary and capricious." The New York County Supreme Court disagreed and ruled in Markowitz's favor, but the Appellate Division, First Department, reversed.

On appeal, the New York Court of Appeals, again reversed and found SID was required to release the information.

While there are certain FOIL exemptions -- particularly when the release of trade secrets could cause substantial financial or competitive injury -- Serio and SID failed to show how the reports fell "squarely within a FOIL exemption" and didn't offer a "particularized and specific justification for denying access."

And even though SID contended releasing the information would allow competitors to exploit a "weakspot," our state's highest court found that argument "theoretical at best."

Will SID get foiled again?

j0309759.gifTo download a copy of the Court of Appeals' decision, please use this link: Matter of Markowitz v. Serio

August 18, 2008

WHO PETS AN ANGRY DOG?

j0405030.jpg  In Dykeman v. Heht, Crysta Dykeman and her parents were guests in Raymond Heht's home when within 30 to 45 minutes after their arrival, Heht's dog bit Crysta in the face, severing part of her eyelid and tear duct and cutting her lips.

According to Crysta's mother, the dog had "barked, snarled, growled, and bared its teeth at them" on a prior visit to Heht's home, but was subdued without incident.

Crysta and her mother filed suit against Heht to recover damages for personal injuries and claimed strict liability. After Heht's request to dismiss the case was denied by the Dutchess County Supreme Court, an appeal to the Appellate Division, Second Department, followed.

Interestingly, the appellate court was of the opinion that the dog's behavior "raised a question of fact as to whether Heht should have known of his dog's vicious propensities."

A lone dissenter -- Justice Dillon -- was of the opinion caselaw required more than just growling and barking to establish an animal's "vicious propensities." Dillon also noted that Heht's dog hadn't previously exhibited aggressive behavior, and the animal always responded to Heht's commands.

Will the Court of Appeals respond viciously to this case?

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To download a copy of the Appellate Division's decision, please use this link: Dykeman v. Heht  

HOW DOES A LEASE AFFECT A PROPERTY'S VALUE?

j0405072.jpgIn 936 Second Ave. L.P. v. Second Corporate Dev. Co., Inc., Second Corporate Development Co. (Second) leased three adjoining buildings -- with 22 rent-regulated apartments and four retail stores -- to 936 Second Avenue by way of a 20-year net lease. The parties' agreement provided that if 936 exercised a renewal option, "the annual rent would be seven percent of the value of the [leased] premises as of the date of commencement of each successive 10-year period."

The document provided that if the parties couldn't agree on the property's value, they could each seek their own appraisal.

When a dispute arose, Second's appraiser valued the property at $7.1 million, 936's appraiser came back with $3.43 million -- with the latter expert having "considered the effect of the net lease on the value of the premises."

936 later filed suit asking a court to declare that the net lease and all its terms had to be considered when calculating the property's value. When the New York County Supreme Court disagreed with 936's position, the company appealed to the Appellate Division, First Department, which affirmed.

On appeal to our state's highest court, the New York State Court of Appeals determined "valuations of land must take into consideration all encumbrances, including restrictions as to its use, unless there is a clear provision to the contrary." Since it impeded the property's "highest and best use," the net lease couldn't be disregarded. ["If the parties to a lease desire to exclude that encumbrance in valuing the property, they need only include language to that effect in their agreement. Indeed, courts have routinely enforced such provisions."]

We'll second that! 

j0303414.gifTo download a copy of the Court of Appeals' decision, please use this link: 936 Second Ave. L.P. v. Second Corporate Dev. Co., Inc.   

August 14, 2008

WHEN'S A DORM A DORM?

j0289338.jpgIn Matter of 9th & 10th St. LLC v. BSA of City of New York, 9th & 10th St. LLC filed suit against the Board of Standards & Appeals (BSA) to compel the agency to provide the LLC with a permit to build a proposed dormitory.

The LLC proposed to construct a 19-story structure, whose use was restricted to a "Community Facility." While the proposal was to provide housing for "college or school students," BSA was concerned the dorm might later may be converted into an apartment complex and denied a permit on the grounds there was insufficient evidence that the building could, in fact, be used for the intended purpose. (Although an apartment building was a lawful, that kind of structure was restricted to 10 stories rather than the proposed 19.)

To qualify as a dormitory, a building needs to be "operated by, or on behalf of, at least one college or school." The LLC failed to provide an adequate "institutional nexus" despite its production of a lease to "University House Corps.," an LLC-created entity which promised to rent out the units to students.

When the New York County Supreme Court denied the LLC's challenge it appealed to the Appellate Division, First Department, which was of the opinion that a building permit couldn't be refused on the basis of "a possible future illegal use."

BSA then appealed to our state's highest court which held that when there is a reasonable apprehension a building's planned use isn't legally permissible, the City is "not required to let the property owner build the building and see what happens."

The Court of Appeals was of the opinion that seeking assurances from the developers wouldn't suffice as it "would create needless problems if petitioner built a 19 story building, only to find that it could not use it in a legally-permitted way. The City would then face a choice between waiving the legal restrictions and requiring the building to remain vacant or be torn down."

Since the BSA was trying to avoid that dilemma, the Court of Appeals reinstated the Supreme Court's denial of the challenge.

Are sweet dreams made of this?

j0283964.gifTo download a copy of the Court of Appeals' decision, please use this link: Matter of 9th & 10th St. LLC v. BSA of City of New York

August 11, 2008

FELON CHALLENGES TERM

j0400848.jpgIn People v. Sparber, Daniel Sparber pled guilty to assault and was sentenced to 15 years in prison. Since he was a "second violent felony offender," Sparber was required to serve an additional five-year period of post-release supervision (PRS).

Sparber argued he shouldn't undergo PRS since the court hadn't "pronounced [the PRS] orally, in his presence in open court" and the omission violated his constitutional due process rights.

On appeal, the Appellate Division, First Department, disagreed and affirmed Sparber's conviction and sentence.

When the dispute reached the New York State Court of Appeals, the sentencing court's procedure was viewed as "flawed" and noncompliant with the law's requirements.

While Sparber argued that the error warranted the expungement of the PRS obligation, the court feared giving him a "windfall" -- particularly, in the absence of any palpable prejudice and the omission's "ministerial" nature.

Our state's highest court was of the opinion that the misstep was correctable by vacating Sparber's sentence and sending his case back for a new sentencing hearing.

j0283592.gifI'm sorry, I'm not feeling it. What's the motivation?

For a copy of the Court of Appeals's decision, please use this link: People v. Sparber   

August 8, 2008

EXCUSE ME, I CAN'T HEAR YOUR VOIR DIRE

j0399215.jpgIn People v. Williams, Michelle Williams alleged that her right to be present during the jury selection process was violated.

Williams was charged with filing a false police complaint and car theft affidavit.

Although her counsel insisted upon Williams' right to monitor jury questioning or "voir dire," she supposedly wasn't present during sidebars concerning the possible bias of three potential jurors.

Following a trial by the Bronx County Supreme Court, Williams was convicted and an appeal ensued.

The Appellate Division, First Department, agreed Williams had been prejudiced and noted that "a criminal defendant has a fundamental right to be present at all material stages of trial and that a sidebar discussion with a prospective juror regarding her background, bias and ability to be impartial is considered a material stage of a trial." Finding Williams never waived that right, nor was near enough to be able to hear the sidebars, the AD1 reversed the conviction and remanded the criminal case for a new trial.

Two dissenting justices -- Williams and Buckley -- would have preferred a hearing to determine whether Williams could see and hear the sidebar in dispute.

Can you hear the appeal to the Court of Appeals?

j0234765.gif To download a copy of the Appellate Division's decision, please use this link: People v. Williams

August 6, 2008

DID KID WIN "FRAUDULENT" CLAIM?

j0438753.jpgIn Wilson v. Galicia Contr. & Restoration Corp., Lamont Wilson's left eye was seriously injured when he was supposedly hit by a falling piece of metal scaffolding that had been assembled by Safeway Steel Products.

Wilson withdrew his case against other defendants -- after an expert concluded the object in his eye was not scaffolding-related, but rather a lead air-gun pellet -- but continued his claim against Safeway because the company's answer had been stricken due to its noncompliance with the court's discovery directives. (As a result, Safeway was deemed to have admitted "all traversable allegations in the complaint, including the basic allegation of liability.")

Even though Safeway produced evidence that Wilson's claim was "fraudulent," the Kings County Supreme Court held it couldn't be considered and denied Safeway's motion to dismiss the case.

Since the company was unable to present an excuse justifying its failure to comply with the underlying discovery order, the Appellate Division, Second Department, affirmed.

When the case reached the New York State Court of Appeals, our state's highest court determined Safeway was unable to offer a defense to Wilson's claim in view of it's "absolute" liability.

In a dissent, Judge Pigott argued the "compelling" evidence should have been considered and, at a minimum, a hearing should have been required to determine whether Wilson "procured the judgment by fraud."

Would that have been a safe way for the majority to go?

 

j0234739.gifFor a copy of the Court of Appeals' decision, please use this link: Wilson v. Galicia Contr. & Restoration Corp 

July 29, 2008

YOU TRY LIVING ON A $100 A WEEK!

j0408836.jpgIn Matter of Johna M.S. v. Russell E.S., Johna and Russell entered into a separation agreement wherein Russell agreed to pay Johna $100 per week in spousal maintenance, and $250 per week in child support, and, Johna could later seek additional maintenance by addressing it with Russell or asking the court to modify the arrangement. Any application made by Johna was to be treated as a new or "de novo" request -- because the agreement didn't consider Johna's future needs or Russell's future earnings.

When Johna later filed for an increase, the Otsego County Family Court denied the request citing the "lack of jurisdiction," and both the Appellate Division, Third Department, and, the New York State Court of Appeals, agreed.

According to our state's highest court, the Family Court lacked the power to alter or rescind a valid separation agreement, unless the spouse was "likely to become in need of public assistance or care." Finding the statutory exception inapplicable here, the parties' agreement didn't give the Family Court the necessary power. The court further noted that Johna wasn't really bringing a "de novo" application for maintenance, but was asking for the agreement's "modification," which could only be achieved by way of a Supreme Court action for separation or divorce.

How divorcing is that?

j0303364.gifTo download a copy of the Court of Appeals' decision, please use this link: Matter of Johna M.S. v. Russell E.S.

"WHAT'S COOKING, DOCS?"

PH02772J.jpgIn Matter of Garner v. New York State Dept. of Correctional Servs., Elliot Garner challenged the power of the New York State Department of Correction Services (DOCS) to require him to undergo five years of "post-release supervision" (PRS).

Back in January of 2000, when Garner was sentenced to a five-year prison term for pleading to an attempted robbery, the Albany County Supreme Court didn't advise him of a mandatory PRS which was to be imposed as result of his conviction, nor was that term noted in a "commitment order."

When Garner learned DOCS set a PRS some four years later, he signed a conditional release agreement "under protest" and, when he failed to participate in a substance abuse program, was later returned to prison.

When a special proceeding was filed, the Albany County Supreme Court denied Garner's challenge because it was "time-barred." (The case hadn't been brought within a four-month period after DOCS had taken action.)

On appeal, the Appellate Division, Third Department, could discern no irregularity and was of the opinion DOCS was merely applying Garner's sentence as required by law.

When he appealed to our state's highest court, the New York State Court of Appeals concluded DOCS was "acting in a judicial capacity" and inappropriately invoked a power only a sentencing judge could exercise. As a result, the Court of Appeals granted Garner's challenge and prohibited DOCS from applying a PRS, period.

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"Funny situation, ain't it?"

To download a copy of the Court of Appeals' decision, please use this link: Matter of Garner v. New York State Dept. of Correctional Servs.

July 28, 2008

AD2 SAYS: LANDLORDS NEED NOT MITIGATE

nyreblogforrent.JPGIn Rios v. Carrillo, Maria Rios leased a residential apartment to Alfredo Carrillo for a period of two years. A year into that lease, Carrillo left the apartment, stopped paying rent, and claimed he did so with Rios' consent. Rios didn't agree and filed suit in 2003 seeking the monies due.

Since Rios hadn't demonstrated that she attempted to "mitigate" or reduce her damages by re-renting the space, advertising its availability and/or listing the apartment with real-estate brokers, the Queens County Supreme Court decided Rios wasn't entitled to the cash and dismissed her case.

On appeal, the Appellate Division, Second Department, reversed.

While Carrillo argued that a landlord should have a duty to take action, the AD2 found that "well-settled law in [New York] imposes no duty on a residential landlord to mitigate damages."

Relying on the Court of Appeals' decision in Holy Props. v. Cole Prods., 87 N.Y.2d 130, 637 N.Y.S.2d 964 (1995), the AD2 noted that unlike other contracts, "'leases have been historically recognized as a present transfer of an estate in real property,'" a sort of "hybrid" between a contract and a conveyance in land. Therefore, since landlords aren't required to re-rent or otherwise assist the tenant find a replacement during the lease term, Carrillo remained liable for all monies that accrued in his absence.

Only the Court of Appeals can mitigate that.

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For a copy of the Appellate Division's decision, please use this link: Rios v. Carrillo  

July 8, 2008

ADOPTED-OUT KID LOSES PIECE OF $9.7M

j0438625.jpgIn