Schwartz v. Connelly

CourtDistrict Court, S.D. New York
DecidedSeptember 10, 2020
Docket1:15-cv-01501
StatusUnknown

This text of Schwartz v. Connelly (Schwartz v. Connelly) 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
Schwartz v. Connelly, (S.D.N.Y. 2020).

Opinion

UNITED STATES DISTRICT COURT SOUTHERN DISTRICT OF NEW YORK

EKKEHART SCHWARZ,

Petitioner, ORDER - against - 15 Civ. 1501 (PGG) (KNF) WILLIAM CONNELLY, SUPERINTENDENT, FISHKILL CORRECTIONAL FACILITY,

Respondent.

PAUL G. GARDEPHE, U.S.D.J.:

On March 2, 2015, Petitioner Ekkehart Schwarz filed a habeas corpus petition pursuant to 28 U.S.C. § 2254, seeking to vacate his convictions under New York Penal Law, §§ 155.40(2)(a), 160.10(1) and (3), and 160.15(3). (Pet. (Dkt. No. 1) at 1)1 On March 6, 2015, this Court referred the petition to Magistrate Judge Kevin Nathaniel Fox for a Report and Recommendation (“R & R”). (Dkt. No. 8) On September 15, 2015, Judge Fox issued an R & R recommending that the petition be denied. (R & R (Dkt. No. 19)) For the reasons stated below, this Court will adopt the R & R in its entirety, and the petition will be denied. BACKGROUND I. FACTS In July 2007, Schwarz, an architect, and Vasileios Giamagas, a chef, met with Niroo Yavari, a building manager, to discuss leasing space at 68 West Third Street, New York, New York, to establish a restaurant. (Yavari Testimony, St. Ct. Transcript (Dkt. No. 17-2) at 81-

1 The page numbers of documents referenced in this Order correspond to the page numbers designated by this District’s Electronic Case Files (“ECF”) system. 85, 99; (Dkt. No. 17-4) at 97-98) Yavarri managed the building on behalf of the owners, Mahrokh Eshaghian and Tanaz Eshaghian, and their property management company, Markwood Management. (Yavari Testimony, St. Ct. Transcript (Dkt. No. 17-2) at 65-66, 80; (Dkt. No. 17- 4) at 96-98, 111; M. Eshagian Testimony, St. Ct. Transcript (Dkt. No. 17-8) at 73-74, 79)

Yavari negotiated a 10-year lease agreement with Schwarz and Giamagas, and the parties reached a final agreement on or around August 1, 2007. (Yavari Testimony, St. Ct. Transcript (Dkt. No. 17-2) at 85, 89, 92-93; (Dkt. No. 17-4) at 99-100, 109); (Dkt. No. 17-5) at 87-88) Yavari, with Mahrokh Eshaghian’s approval, committed Markwood Management to perform certain “owner’s work” at the restaurant, including removing a brick chimney, relocating pipes and walls next to a stairwell, and installing a new cellar door. (Yavari Testimony, St. Ct. Transcript (Dkt. No. 17-2) at 87-88, 95-98; (Dkt. No. 17-4) at 102, 109-11; (Dkt. No. 17-5) at 30, 89-92; (Dkt. No. 17-6) at 99, 108; M. Eshagian Testimony, St. Ct. Transcript (Dkt. No. 17-8) at 83-84) Pursuant to the lease, the rent for the property was $16,500 a month. Yavari

granted Schwarz and Giamagas a three-month rent abatement from August through October 2007. Moreover, the lease stipulated that, if the owner’s work was not completed by September 15, 2007, the rent abatement would be extended by one day for each day that the work was late. (Yavari Testimony, St. Ct. Transcript (Dkt. No. 17-2) at 89-90, 106-07; (Dkt. No. 17-5) at 89-90) The renovation work did not proceed in a timely fashion. (Yavari Testimony, St. Ct. Transcript (Dkt. No. 17-2) at 100-01; (Dkt. No. 17-5) at 97-101; (Dkt. No. 17-6) at 3, 98) In September 2007, Schwarz and Giamagas complained to Yavari about the pace of the renovation. (Yavari Testimony, St. Ct. Transcript (Dkt. No. 17-2) at 101-05; (Dkt. No. 17-5) at 1-4, 101) Since the work extended beyond September, Schwarz and Giamagas were excused from paying rent for the month of December 2007 pursuant to the one-for-one-abatement provision. Yavari forgot about the rent abatement provision, however, and believed – erroneously – that rent was due for December 2007. Accordingly, in early January 2008, Yavari

telephoned Giamagas about the non-payment of rent for December 2007. At Giamagas’s direction, Yavari went to the restaurant to discuss the matter. (Yavari Testimony, St. Ct. Transcript (Dkt. No. 17-2) at 106-08; (Dkt. No. 17-5) at 4-9, 90) During the meeting, Schwarz and Giamagas were accompanied by another man, which they introduced as “chef.” (Yavari Testimony, St. Ct. Transcript (Dkt. No. 17-2) at 112-13; (Dkt. No. 17-5) at 4, 10-11, 95) When Yavari raised the issue of December’s rent, Giamagas gave him multiple copies of a letter, dated October 29, 2007, amending the lease by providing that: “if the work is not complete by November 15, 2007, I will grant you in addition to the six weeks rent-free time you are entitled to, as per our lease, an additional rent-free time of six months for a total of seven months and two weeks after completion of the work. The work is complete when the owner’s

work has . . . been signed off at the Building Department.” (Yavari Testimony, St. Ct. Transcript (Dkt. No. 17-2) at 115; (Dkt. No. 17-3) at 4-10) The letter also obligated Markwood Management to complete more renovation work than provided for in the lease agreement. (Yavari Testimony, St. Ct. Transcript (Dkt. No. 17-3) at 9-13) Yavari refused to sign the letter. Giamagas then threatened Yavari, displayed what appeared to be a semi- automatic handgun, pointed the gun at Yavari’s face, and ordered him to sign the letter. (Yavari Testimony, St. Ct. Transcript (Dkt. No. 17-3) at 13-17; (Dkt. No. 17-5) at 95) Afraid of getting shot, Yavari signed the letter. (Yavari Testimony, St. Ct. Transcript (Dkt. No. 17-3) at 21; (Dkt. No. 17-5) at 16, 95) Yavari did not report the incident to anyone. (Yavari Testimony, St. Ct. Transcript (Dkt. No. 17-3) at 22-23; (Dkt. No. 17-5) at 18-20) By early March 2008, the renovation was complete, and the first rent payment was due by April 1, 2008. (Yavari Testimony, St. Ct. Transcript (Dkt. No. 17-2) at 107; (Dkt.

No. 17-4) at 111) Schwarz and Giamagas did not open the restaurant, however, nor did they pay any rent in 2008. (Yavari Testimony, St. Ct. Transcript (Dkt. No. 17-3) at 36-37) Yavari misinformed the owners that the rent was being paid. (Yavari Testimony, St. Ct. Transcript (Dkt. No. 17-3) at 50-51; (Dkt. No. 17-5) at 31) On the morning of January 20, 2009, Yavari was sitting in his office when Kakhaber Gogoladze entered. (Yavari Testimony, St. Ct. Transcript (Dkt. No. 17-3) at 54-59; (Dkt. No. 17-6) at 35-36, 41, 44-45, 48, 51-54) Gogoladze stated that he was sent by Giamagas to bring Yavari to Giamagas’s office. (Yavari Testimony, St. Ct. Transcript (Dkt. No. 17-3) at 54-56, 63-64; (Dkt. No. 17-5) at 35; (Dkt. No. 17-6) at 45) Fearing for his safety, Yavari accompanied Gogoladze. (Yavari Testimony, St. Ct. Transcript (Dkt. No. 17-3) at 67, 74; (Dkt.

No. 17-5) at 39, 47-50; (Dkt. No. 17-6) at 45-48) Yavari was taken to an apartment at the corner of Washington and Hubert Streets in Lower Manhattan. (Yavari Testimony, St. Ct. Transcript (Dkt. No. 17-3) at 75-81; (Dkt. No. 17-4) at 89-90); (Dkt. No. 17-6) at 57-60) Inside the apartment, at Giamagas’ direction, Yavari sat down at a table. Giamagas asked if Yavari was comfortable where he was sitting, and told him that if he was not, he could sit “over there,” pointing to a wicker chair that was on top of a clear plastic tarp, next to a table, on which a burning candle and some “hand tools,” including a hammer, screwdriver and pliers, were located. (Yavari Testimony, St. Ct. Transcript (Dkt. No. 17-3) at 81-87; (Dkt. No. 17-5) at 55-62) Yavari concluded that he was being warned that he was about to be tortured. (Yavari Testimony, St. Ct. Transcript (Dkt. No. 17-3) at 85-87) Giamagas told Yavari that delays in opening the restaurant were Yavari’s fault, and that the building had a lot of violations which Yavari was “going to have to pay for.”

Giamagas told Yavari that, once Schwarz arrived, he would take Yavari to Yavari’s office, and Yavari would give Schwarz seven signed checks to pay for necessary construction work. Afraid, Yavari agreed. (Yavari Testimony, St. Ct. Transcript (Dkt. No. 17-3) at 87-93; (Dkt. No. 17-5) at 57, 64-66) Schwarz then arrived at the apartment.

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Schwartz v. Connelly, Counsel Stack Legal Research, https://law.counselstack.com/opinion/schwartz-v-connelly-nysd-2020.