In Re West 56th Street Associates

181 B.R. 720, 1995 WL 270917
CourtDistrict Court, S.D. New York
DecidedMay 15, 1995
Docket94 Civ. 6807 (JGK)
StatusPublished
Cited by4 cases

This text of 181 B.R. 720 (In Re West 56th Street Associates) is published on Counsel Stack Legal Research, covering District Court, S.D. New York primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
In Re West 56th Street Associates, 181 B.R. 720, 1995 WL 270917 (S.D.N.Y. 1995).

Opinion

OPINION AND ORDER

KOELTL, District Judge:

This is an appeal pursuant to 28 U.S.C. § 158(a) by the Board of Managers of the Cityspire Condominium (“Board”) from a final order dated July 23, 1994 of the Honorable Francis G. Conrad of the United States Bankruptcy Court, Southern District of New York (“Order”). In the Order, the Bankruptcy Court found that the Board breached two stipulations it had entered into with Vivian Cheng-Khanna, the appellee. The Court awarded Ms. Cheng-Khanna (1) $100,000.00 in punitive damages, (2) $68,500.00 ($100.00 per day from August 14,1992 to July 1,1994) pursuant to a provision in the second stipulation, (3) $25,508.45 in out-of-pocket expenses incurred in enforcing the terms of the stipulations, (4) $500.00 because the Board had filed an objection to Ms. Cheng-Khanna’s proposed order that the Bankruptcy Court found frivolous and (5) certain injunctive relief. The Board appeals the punitive damages award and the damages awarded pursuant to the clause in the second stipulation. The Board argues that the Bankruptcy Court erred as a matter of law with respect to these two awards. 1

I.

This case arises out of a dispute between Ms. Cheng-Khanna and the Board concerning the noise level in Ms. Cheng-Khanna’s apartment. Both Ms. Cheng-Khanna, who owns her condominium, and the Board are creditors of the debtor West 56th Street Associates, the former owner of Ms. Cheng-Khanna’s building. During the course of the contested confirmation hearing of West 56th Street Associates, Ms. Cheng-Khanna and the Board entered into a stipulation of settlement pursuant to which Ms. Cheng-Khanna agreed, among other things, to withdraw her claims and objections to the plan of reorganization in exchange for the Board’s perfor- *722 manee of certain remedial measures in her apartment. Ms. Cheng-Khanna and the Board subsequently entered into a second stipulation on August 14, 1992 which, among other things, incorporated the terms of the first stipulation and provided for a certain amount of damages if the Board failed to complete the remedial measures by August 21, 1992. 2

*723 ' The stipulations served as a partial settlement of the long-running dispute between the parties concerning the acoustical noise level in Ms. Cheng-Khanna’s apartment and the Board’s purported liability for such condition. The parties were to designate an acoustical expert who would determine a legal or acceptable level of noise. If, after the Board performed the remedial measures, the actual noise fell below such level, Ms. Cheng-Khanna would release the Board with respect to all claims relating to the noise; if not, Ms. Cheng-Khanna preserved all claims for damages against the Board except any claims for punitive damages.

On February 9, 1993, Ms. Cheng-Khanna filed a motion before the Honorable Tina L. Brozman, to whom the case originally was assigned, to compel the Board to perform its obligations under the stipulations. At that point, the Board had installed two pipe hangers with isolators in the mechanical room of the building and had installed insulation around the two risers in the riser shaft in Ms. Cheng-Khanna’s living room. Ms. Cheng-Khanna claimed that such measures were insufficient to satisfy the Board’s obligations under the stipulations; she claimed that the Board was required to hang more pipe hangers, to resupport the risers that the Board had insulated, to insulate and resup-port risers in a shaft near the bathroom and to spend more than the $750.00 it had spent on the repairs. The Board opposed the motion contending that it had satisfied its obligations under the stipulations. The parties argued the motion on June 8, 1993 before Judge Brozman, who ruled in part on the motion and set the matter down for a hearing on the remaining issues. Judge Brozman held that the Board had satisfied its obligation to install pipe hangers and that the Board had no obligation to resupport the risers. She set the matter down for an evidentiary hearing with respect to two aspects of the first stipulation that she found ambiguous — the type of insulation that should have been used and the location of the risers that the Board was obligated to insulate.

The case was then transferred to Judge Conrad who conducted a trial from June 29, 1994 to July 1,1994. Subsequent to the trial, the Bankruptcy Court issued the Order that is the subject of this appeal. In the Order, the Bankruptcy Court found that the Board breached the two stipulations it had entered into with Vivian Cheng-Khanna and awarded Ms. Cheng-Khanna $100,000.00 in punitive damages, $68,500.00 ($100.00 per day from August 14, 1992 to July 1, 1994) pursuant to a provision in the second stipulation, $25,-508.45 in out-of-pocket expenses incurred in enforcing the terms of the stipulations, $500.00 because the Board had filed an objection to Ms. Cheng-Khanna’s proposed order that the Bankruptcy Court found frivolous and certain injunctive relief. The Bankrupt *724 cy Court did not award Ms. Cheng-Khanna compensatory damages because of their speculative nature and because of Ms. Cheng-Khanna’s failure to mitigate her damages. (R. 8 at 509-10.) It also did not award Ms. Cheng-Khanna tort damages, finding that the case involved only a breach of contract. (R. 8 at 510.)

The issues of law that the appellant has raised are subject to this Court’s de novo review. In re Chateaugay Corp., 104 B.R. 637, 642 (S.D.N.Y.1989) (Ward, J.).

II.

The Board argues that the Bankruptcy Court’s award of $100,000.00 in punitive damages was erroneous as a matter of law because New York law does not permit an award of punitive damages for a breach of a private contract absent circumstances that are not present in this case.

The general rule in New York is that punitive damages are not available in breach of contract actions because such actions deal with wrongs between private parties. Hudson Motors Partnership v. Crest Leasing Enters., 845 F.Supp. 969, 974 (E.D.N.Y.1994) (citation omitted). The New York Court of Appeals recently reviewed the circumstances in which punitive damages are available for a breach of contract in Rocanova v. Equitable Life Assurance Soc’y, 83 N.Y.2d 603, 634 N.E.2d 940, 612 N.Y.S.2d 339 (1994). Rocanova involved two first-party insurance actions alleging unfair claim settlement practices by the insurance company. Noting the general rule that “[pjunitive damages are not recoverable for an ordinary breach of contract as their purpose is not to remedy private wrongs but to vindicate public rights,” the court explained:

However, where the breach of contract also involves a fraud evincing a ‘high degree of moral turpitude’ and demonstrating ‘such wanton dishonesty as to imply a criminal indifference to civil obligations’, punitive damages are recoverable if the conduct was ‘aimed at the public generally’....

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Bluebook (online)
181 B.R. 720, 1995 WL 270917, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-west-56th-street-associates-nysd-1995.