FILED: NEW YORK COUNTY CLERK 05/31/ :28 PM INDEX NO /2015 NYSCEF DOC. NO. 23 RECEIVED NYSCEF: 05/31/2016

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1 FILED: NEW YORK COUNTY CLERK 05/31/ :28 PM INDEX NO /2015 NYSCEF DOC. NO. 23 RECEIVED NYSCEF: 05/31/2016 SUPREME COURT OF THE STATE OF NEW YORK COUNTY OF NEW YORK x GARY TOMEI and ADDIE TOMEI, Index No.: /2015 -against- Plaintiffs, 153 WEST 13TH STREET, LLC, ATTORNEY AFFIRMATION IN SUPORT OF MOTION FOR PARTIAL SUMMARY JUDGEMENT Defendant x GERARD A. WALTERS, an attorney duly admitted to practice before the Courts of this state hereby affirms, under the penalty of perjury in accordance with CPLR 2106, that: 1. I am a member of the Law Office of Walters &.Walters, attorneys for the Plaintiffs GARY TOMEI and ADDIE TOMEI (collectively, the Plaintiffs ) in the above entitled action. 2. I make this affirmation based on my personal knowledge, public record and documents and information contained in the case file, except for those matters set forth herein that expressly reference other documents. 3. I respectfully submit this affirmation in support of Plaintiffs instant motion for an order granting summary judgment on Plaintiffs first cause of action for injunctive relief as more fully set forth herein. PROCEDURAL HISTORY 4. The summons and verified complaint were e-filed on February 2, 2015 and thereafter served upon Defendant together with notice of e-filing. See Exhibit 1 annexed hereto. 5. Issue was joined by Defendant s e-filing of its verified answer on June 15, 2015 (Exhibit 2 annexed hereto) and the matter was assigned to the Hon. Debra A. James. 6. A preliminary conference was held on July 28, 2015 followed by a compliance conference on March 22, Another compliance conference is scheduled for June 21, of 8

2 7. Discovery, with the exception of party depositions and exchange of Defendant s expert disclosure, has been completed and the Note of Issue is scheduled for filing by October 31, Plaintiff GARY TOMEI and his spouse, Plaintiff ADDIE TOMEI, are beneficial owners of improved real property located at 155 West 13 th Street, New York, NY ( Plaintiffs Property ). FACTUAL BACKGROUND 8. As more fully set forth in the affidavit of GARY TOMEI dated May 27, 2016, a copy of which is filed simultaneously herewith (the Tomei Aff. ), Defendant, a domestic limited liability company, has created and/or sustained a nuisance by maintaining and refusing to remove an ailanthus tree (the tree ) situated upon its property at 153 West 13 th Street New York, New York (the Defendant s Property ) which has invaded, has and continues to trespass upon and has caused and continues to cause substantial damage to the adjacent Plaintiffs Property as well as posing an imminent threat to both Plaintiffs and the public s safety and welfare. 9. Despite Plaintiffs numerous demands to abate the nuisance and ongoing trespass, Defendant has failed and/or otherwise refused to do so. 10. As more fully set forth hereinafter there is no material question of fact to be determined in this matter other than the undisputed facts that entitle Plaintiffs to the relief requested herein for an order granting summary judgment on their first cause of action for injunctive relief enjoining the Defendant (or anyone acting in its behalf) and mandating the removal of the tree, which is the only way to cure the imminent threat to person(s) and property and eliminate the incursion and damage to their home by the tree. POINT 1: There is no question material fact in issue and Plaintiffs are entitled to summary judgment as a matter of law. 11. While it is true that the Defendant is entitled to all inferences in its favor during the adjudication of a dispositive motion, to defeat a motion for summary judgment, [t]he party opposing the motion... must produce evidentiary proof, in admissible form sufficient to require a trial of 2 of 8

3 material questions of fact on which the opposing claim rests. Gilbert Frank Corp. v. Federal Ins. Co., 70 N.Y.2d 966, 525 N.Y.S.2d 793, 794 (1988). Mere conclusions, expressions of hope or unsubstantiated allegations or assertions are insufficient for this purpose. Zuckerman v. City of New York, 49 N.Y.2d 557, 562, 427 N.Y.S.2d 595 (1980). 12. If, after the evidence is construed in a light most favorable to the non-moving party, and the moving party would still be entitled to relief, summary judgment is appropriate. See Id. Although the Court s primary role is one of issue finding rather than determination, it is appropriate to inquire whether the evidence is so overwhelmingly one-sided that one party must prevail as a matter of law. See Physicians Online, Inc. v. Burnett, 244 A.D.2d 291, 664 N.Y.S.2d 301, 302 (1st Dep t 1997). 13. With these principles in mind, and for the reasons set forth at length hereinafter, it is respectfully submitted that Plaintiffs are entitled to summary judgment because, even giving every inference to the Defendant, all of the evidence is either undisputed or so overwhelmingly one-sided that no reasonable fact-finder could possibly find in favor of the Defendant. 14. Simply stated, the only issues here are: (a) whether the Defendant s tree constitutes a nuisance as a result its encroachment, trespass, causing of continuing material damage to Plaintiffs property; and (b) whether the Defendant s tree poses an impending threat to the safety and welfare both Plaintiffs and the general public, either of which require its immediate removal. 15. For more than two years, Plaintiffs have unsuccessfully tried to persuade Defendant to remove the tree which has, up to this point, not only damaged their property but has now subjected them to the issuance of a city code building violation by the City of New York Department of Buildings and resultant fine related thereto (the NYC Violation ). (See generally Tomei Aff.). More specifically, on April 25, 2016 Plaintiffs received a Notice of Violation and Hearing that expressly found a failure to comply with the building code as a result of the defect noted at exterior front stairs observed many 3 of 8

4 cracks in the wall/joints/steps connections. Also observed adjoining tree with trunk appx. 30 inches in diameter appx. 35 ft. high. See Exhibit 2 annexed to the Tomei Aff. 16. Moreover, as more fully set forth in the Tomei Aff., the location of the tree and its root system are the sole cause of the continuing damage to Plaintiffs property so the exercise of any option, other than removal of the tree, will never prevent ongoing and future damage thereto. (See Tomei Aff. at 8-11 and Exhibits 5 and 6 annexed thereto). 17. As a result of the foregoing, it is respectfully submitted that there is no question of fact surrounding the issue of whether the tree is a nuisance and a threat to both Plaintiff s Property and the health and safety of the general public. After all, Plaintiffs expert 1 has unequivocally opined that the tree constitutes an imminent danger that must be removed. 18. As a result, Plaintiffs are entitled to summary judgment. POINT 2: Plaintiffs are entitled to injunctive relief. 19. A mandatory injunction is a remedy to which may be granted or withheld by a court of equity in the exercise of its discretion. The court must decide whether, in the exercise of sound discretion, it should grant the remedy, and if granted, the terms and conditions which should be annexed to it". (Lexington & Fortieth Corp. v Callaghan, 281 NY 526, 531, 24 N.E.2d 316 [1939]). 20. Plaintiffs have unimpeachably demonstrate that the tree: (a) is a nuisance trespassing upon their property; (b) caused and continues to cause significant damage thereto; (c) poses an imminent threat to their safety and welfare as well as that of the general public 2 ; and (d) is the basis for the issuance of a NYC Violation against Plaintiffs Property. 1 Plaintiffs have demanded the identification of Defendant s expert witness(es), if any. (See Demand for Expert Witnesses dated September 29, 2015, a copy of which is annexed hereto as Exhibit 3). To date, no such expert has been identified to rebut Plaintiffs expert s opinion in this regard. 2 The public interest may also be a factor in some requests for injunctive relief, see Winston Plywood & Veneer LLC v Dunollie Resources, Inc., 2015 N.Y. Slip. Op (U) at *6 (Sup. Ct. N.Y. Co. 2014)(Scarpulla, J.). 4 of 8

5 21. The only way to remediate this situation is to eliminate the tree. Neither the cessation of the damage nor elimination of the danger can take place unless the tree is removed. (Tomei Aff. at 8-15 and Exhibits 3, 5 and 6 annexed thereto). 22. In fact, while Defendant has tacitly admitted that the location and problems associated with the tree are damaging Plaintiff s Property, it has not been able to identify any viable alternative to the tree s removal. (Tomei Aff. at 16-20). 23. A court determining an application for mandatory injunctive relief is required to consider both the benefit to the plaintiff and the harm to the defendant that would follow the granting of such remedy. See, Nat Holding Corp. v. Banks, 22 A.D.3d 471, 802 N.Y.S.2d 214 (2nd Dep t 2005), lv denied 6 N.Y.3d 715, 856 N.E.2d 920, 823 N.Y.S.2d 356 (2006); Sunrise Plaza Assoc. v. International Summit Equities Corp., 288 A.D.2d 300, 733 N.Y.S.2d 443 (2nd Dep t 2001), lv denied 7 N.Y.2d 612, 742 N.Y.S.2d 604, 769 N.E.2d 351 (2002); Medvin v. Grauer, 46 A.D.2d 912, 363 N.Y.S.2d 330 (2nd Dep t 1974). An injunction should be granted when the injury to the plaintiff is serious or substantial and the defendant would not suffer great inconvenience and loss if the complained of acts were enjoined. Forstmann v. Joray Holding Co., Inc., 244 N.Y. 22, 154 N.E. 652 (1926); Sunrise Plaza., 288 A.D.2d 300; Maspeth Branch Realty v. Waldbaum, Inc., 20 A.D.2d 896, 249 N.Y.S.2d 32 (2nd Dep t 1964). 24. In instances where there is an incursion or trespass on a plaintiff s real property, it is well settled that if the trespass is of a continuous or constantly recurring nature, a proper case for the granting of an injunction is shown. Jensen v. General Elec. Co., 82 N.Y.2d 77, 90, 623 N.E.2d 547, 603 N.Y.S.2d 420 (1993). 25. In determining whether to grant such an injunction, the court must weigh the conflicting considerations of benefit to the [party seeking the injunction] and harm to the [party subject to the injunction], Nat Holding, 22 A.D.3d at 474; quoting Sunrise Plaza,288 A.D.2d at 301.and such an injunction should be granted when equitable relief will be more effective than monetary damages to make 5 of 8

6 a the party seeking the injunction whole. See e.g., People by Abrams v. Anderson, 137 A.D.2d 259, 529 N.Y.S.2d 917 (4th Dep t 1988); Poling Transp. Corp. v. A & P Tanker Corp., 84 A.D.2d 796, 797, 443 N.Y.S.2d 895, (2nd Dep t 1981). 26. A moving party must show that the irreparable injury is imminent and not remote or speculative, Golden v. Steam Heat, Inc., 216 A.D.2d 440, 442 (2nd Dep t 1995); Cipriani Fifth Avenue, LLC v. RCPI Landmark Prop., 4 Misc.3d 850, 853 (Sup. Ct. N.Y. Co. 2004). The circumstances in this case clearly demonstrate that the Plaintiffs are already suffering actual harm and will continue to do so if the requested injunctive relief is not granted. 27. Plaintiffs stoop and landmark railing are being destroyed. (See Tomei Aff. at 7-9). The tree is diseased and dying and is in immediate danger of falling. See generally Tomei Aff. and Exhibits 3, 5 and 6 annexed thereto. 28. Here, the Defendant s wrongful refusal to abate this nuisance constitutes irreparable harm to Plaintiffs as a matter of law. 29. Moreover, without removal of the tree, the Plaintiffs cannot cure the existing NYC Violation because their property cannot be repaired without the virtual certainty of further damage (which would lead to future violations) resulting from the growing tree/root system. 30. This type of continuous irreparable harm has been considered by some Courts to be the single most important requirement with regard to the granting of injunctive relief. Reuters Ltd. v. United Press IntI, Inc., 903 F.2d 904, 907 (2d Cir. 1990); Bell & Howell v. Masel Supply Co., 719 F.2d 42, 45 (2d Cir. 1983); Northbrook Laboratories v. G.C. Hanford Mfg. Co., 297 F. Supp.2d 463, 492 (N.D.N.Y. 2003). 31. Importantly, Plaintiffs irreparable injury in this regard is far greater than the harm that will be caused to the Defendant by the restraints sought by Plaintiffs. See Reuschenberg v. Town of Huntington, 16 A.D.3d 568, 570, 791 N.Y.S.2d 652 (2nd Dep t 2005); McLauqhlin, Piven, Voqel, Inc. v. WJ. Nolan & Co., Inc., 114 A.D.2d 165, 174, 498 N.Y.S.2d 146 (2nd Dep t 1986). 6 of 8

7 32. After all, the balancing of the equities usually requires the court to look to the relative prejudice to each party accruing from a grant or a denial of the requested relief. A balancing of the equities in the instant matter favors the movant where the irreparable injury to be sustained by the plaintiffs is more burdensome to them than the harm caused to defendants through imposition of the injunction. Burmax Co. v. B & S Industries, 135 A.D.2d 599, 601, 522 N.Y.S.2d 177 (2nd Dep t 1987); Kurtz v. Zion, 61 AD.2d 778, 779, 402 N.Y.S.2d 402 (1st Dep t 1978). The balance of equities tips in favor of an injunction here, since the harm that is and will continue to be caused to Plaintiffs by the absence of injunctive relief will be far greater than any conceivable prejudice to the Defendant. 33. This is particularly true here because, as set forth above, the Defendant has already compromised the tree by excavating a portion of its critical root system in order to install an elevator. See Tomei Aff. at Furthermore, the Defendant can, if it so chooses, replant a tree in a location on its premises that would neither impact Plaintiff s property nor pose a danger to safety and welfare of either Plaintiffs or the general public. 35. Put differently, while Plaintiffs are able to establish imminent and irreparable harm as a matter of law should the relief sought herein not be granted when Defendant has neither presented a viable option or can demonstrate substantial harm if this motion is granted. This reasoning is particularly compelling where, as here, the enjoined party actually has voluntarily taken action to further compromise the situation when its purposes were served. WHEREFORE, Plaintiffs respectfully request that the Court issue an order granting summary judgment on Plaintiffs first cause of action for injunctive relief preliminary and permanently enjoining the Defendant and anyone acting in its behalf from maintaining and otherwise failing to remove the tree thus immediately abating the continuing nuisance, trespass and damage 7 of 8

8 upon/to Plaintiffs property, as well as such other and further relief as the court deems just, proper and equitable. Dated: New York, New York May 27, 2016 s/ Gerard A. Walters LAW OFFICE OF WALTERS & WALTERS Attorneys for Plaintiffs 20 Vesey Street, Suite 700 New York, New York (212) of 8

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