Paula Russo v. Garden Commercial Properties, Etc.

CourtNew Jersey Superior Court Appellate Division
DecidedJanuary 28, 2025
DocketA-0262-23
StatusUnpublished

This text of Paula Russo v. Garden Commercial Properties, Etc. (Paula Russo v. Garden Commercial Properties, Etc.) is published on Counsel Stack Legal Research, covering New Jersey Superior Court Appellate Division primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Paula Russo v. Garden Commercial Properties, Etc., (N.J. Ct. App. 2025).

Opinion

NOT FOR PUBLICATION WITHOUT THE APPROVAL OF THE APPELLATE DIVISION This opinion shall not "constitute precedent or be binding upon any court ." Although it is posted on the internet, this opinion is binding only on the parties in the case and its use in other cases is limited. R. 1:36-3.

SUPERIOR COURT OF NEW JERSEY APPELLATE DIVISION DOCKET NO. A-0262-23

PAULA RUSSO,

Plaintiff-Respondent,

v.

GARDEN COMMERCIAL PROPERTIES, and GARDEN HOMES,

Defendants,

and

C&M LANDSCAPE CONTRACTORS, INC., MULCH EXPRESS USA, LLC d/b/a/ XTREME SNOW PROS, J&A LANDSCAPE AND SNOW SERVICES, and BERNARD PLAZA ASSOCIATES,

Defendants-Appellants. ___________________________

Argued November 18, 2024 – Decided January 28, 2025

Before Judges Gilson, Firko, and Bishop-Thompson. On appeal from the Superior Court of New Jersey, Law Division, Mercer County, Docket No. L-0112-20.

Daniel S. Jahnsen argued the cause for appellants (Dorf Nelson & Zauderer LLP, attorneys; Daniel S. Jahnsen, on the briefs).

Chinsu Shajan argued the cause for respondent (Stark & Stark, PC, attorneys; Chinsu Shajan and Domenic B. Sanginiti, Jr., of counsel and on the brief).

PER CURIAM

Plaintiff Paula Russo slipped on ice in a commercial parking lot, fell, and

injured herself. She sued three defendants: Bernard Plaza Associates, LLC

(Bernard Plaza), the owner of the commercial property; J&A Landscaping &

Snow Services (J&A Services), the contractor responsible for snow removal and

ice treatment; and Xtreme Snow Pros (Xtreme), the subcontractor responsible

for removing snow and treating ice.

Following trial, a jury found each defendant liable and apportioned their

responsibility for plaintiff's damages. Defendants now appeal from the resulting

judgment and certain evidentiary rulings, arguing that the trial court failed to

charge the jury with proper instructions and made several incorrect rulings on

evidentiary issues. Having reviewed the record and governing law, we reject

defendants' arguments and affirm the judgment.

A-0262-23 2 I.

Defendant Bernard Plaza owns a commercial property in Basking Ridge

known as Dewy Meadow Village. On October 25, 2017, Bernard Plaza entered

into a contract (the Contract) with defendant J&A Services for snow removal at

Dewy Meadow Village for the 2017-18 winter season. The Contract explained

the services J&A Services was to provide. Thereafter, J&A Services entered

into a subcontractor agreement (the Subcontractor Agreement) with defendant

Xtreme for the snow removal work to be performed at Dewy Meadow Village.

The Subcontractor Agreement explained the scope of work Xtreme was to

provide.

On March 7, 2018, a winter storm hit New Jersey, including Basking

Ridge. Between 1:00 a.m. and 8:30 p.m., approximately fourteen inches of snow

fell, with most of the snow falling between noon and 5:00 p.m. The snow

stopped completely by 8:30 p.m.

On March 8, 2018, the day after the winter storm, plaintiff Paula Russo

drove to her place of work, which was located at Dewy Meadow Village. She

parked her car in the parking lot and exited her car. At approximately 7:30 a.m.,

while walking through the parking lot, she slipped and fell, resulting in injur ies.

She described the parking lot as "plowed but not salted" and "icy." Thereafter,

A-0262-23 3 plaintiff sued defendants, alleging that they had been negligent in failing to treat

the icy conditions in the parking lot.

The parties conducted discovery. Before trial, defendants moved to take

judicial notice that a State of Emergency had been declared on March 6, 2018,

concerning the anticipated winter storm, and that the declaration had lasted until

March 13, 2018. The court denied that motion. Plaintiff later moved in limine

to bar any reference to the State of Emergency, arguing that it would be

prejudicial and confusing to the jury.

On July 19, 2023, the court granted plaintiff's motion, reasoning that the

State of Emergency was not relevant, did not change the scope of duty owed by

defendants, and did not affect the comparative negligence issues. The court also

noted that the jury would be considering evidence concerning the nature and

intensity of the storm, including testimony from a weather expert. Additionally,

the court reasoned that even if there was any probative value to the State of

Emergency, "it would be substantially outweighed by . . . potential confusion or

prejudice."

At that same July 19, 2023 hearing, the court ruled on several other in

limine motions. The court denied defendants' motion to bar any reference to the

Contract and the Subcontractor Agreement. In making those rulings, the court

A-0262-23 4 reasoned that the Contract and Subcontractor Agreement were relevant to show

the expectations concerning each defendants' responsibilities for snow and ice

removal and treatment and, therefore, would assist the jury in apportioning

liability. The court also ruled that plaintiff was not permitted to introduce

evidence related to or question witnesses on the non-renewal of Xtreme's

subcontract for snow removal after the 2017-18 season. The court also ruled

that testimony about whether one party was satisfied with another party's

performance generally was permissible.

Trial commenced on July 24, 2023. During trial, defendant sought to

introduce a photo taken of the parking lot that had been produced by plaintiff

during discovery. The court excluded the photo, reasoning that plaintiff had not

taken the photo, and it could not be authenticated.

Trial concluded on August 1, 2023. At the charge conference, the trial

court ruled that Model Civil Jury Charge 5.20F(5), which addresses a

landowner's duties owed to invitees, was applicable and should be given to the

jury. See Model Jury Charges (Civil), 5.20F(5), "Invitee—Defined and General

Duty Owed" (approved Dec. 1988). Defendants argued that Model Civil Jury

Charge 5.20B(B)(2)(b), which addresses the liability of a commercial property

owner for snow and ice accumulation on sidewalks abutting the property, should

A-0262-23 5 also be charged. See Model Jury Charges (Civil), 5.20B(B)(2)(b), "Liability of

Owner of Commercial Property for Defects, Snow and Ice Accumulation and

Other Dangerous Conditions in Abutting Sidewalks" (rev. Nov. 2022). The trial

court denied the request to give Model Civil Jury Charge 5.20B(B)(2)(b),

reasoning that the charge specifically mentioned sidewalks, which were not at

issue in this case. The court also noted that, unlike the matter under review, the

cases cited by defense counsel concerned conditions during an ongoing storm.

After receiving the jury charge and deliberating, the jury returned a verdict

finding each defendant liable to plaintiff. The jury found that plaintiff's total

damages were $466,000, and it apportioned the comparative negligence for

plaintiff's damages, finding Bernard Plaza responsible for twenty percent, J&A

Services responsible for twenty-seven percent, Xtreme responsible for forty-one

percent, and plaintiff responsible for twelve percent.

On August 15, 2023, the trial court entered a final judgment. That

judgment included $23,150.44 in pre-judgment interest, resulting in a molded

judgment of $97,830.09 against Bernard Plaza, $132,070.62 against J&A

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