SHARAD YAGNIK VS. PREMIUM OUTLET PARTNERS, LP (L-2601-18, MERCER COUNTY AND STATEWIDE)

CourtNew Jersey Superior Court Appellate Division
DecidedMarch 29, 2021
DocketA-0179-20
StatusPublished

This text of SHARAD YAGNIK VS. PREMIUM OUTLET PARTNERS, LP (L-2601-18, MERCER COUNTY AND STATEWIDE) (SHARAD YAGNIK VS. PREMIUM OUTLET PARTNERS, LP (L-2601-18, MERCER COUNTY AND STATEWIDE)) 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
SHARAD YAGNIK VS. PREMIUM OUTLET PARTNERS, LP (L-2601-18, MERCER COUNTY AND STATEWIDE), (N.J. Ct. App. 2021).

Opinion

NOT FOR PUBLICATION WITHOUT THE APPROVAL OF THE APPELLATE DIVISION

SUPERIOR COURT OF NEW JERSEY APPELLATE DIVISION DOCKET NO. A-0179-20

SHARAD YAGNIK and MONA YAGNIK, h/w

Plaintiffs-Respondents, APPROVED FOR PUBLICATION

v. March 29, 2021

APPELLATE DIVISION PREMIUM OUTLET PARTNERS, LP, d/b/a LIBERTY VILLAGE PREMIUM OUTLETS, GEO MATRIX CONSTRUCTION, CORP., PETER GIANCOLA AND SONS, INC., LONGFORD LANDSCAPES and EXCAVATION, INC.,

Defendants,

and

PENNONI ASSOCIATES, INC.,

Defendant-Appellant. ____________________________

Argued February 22, 2021 – Decided March 29, 2021

Before Judges Sabatino, Currier and DeAlmeida.

On appeal from the Superior Court of New Jersey, Law Division, Mercer County, Docket No. L-2601-18. Gary C. Chiumento and Juan C. Perez argued the cause for appellant Pennoni Associates, Inc. (Chiumento McNally, LLC, attorneys; Gary C. Chiumento and Juan C. Perez, on the briefs).

Scott A. Fellmeth argued the cause for respondents (Saltz Mongeluzzi & Bendesky, PC, attorneys; Larry Bendesky, Adam J. Pantano, Robert W. Zimmerman, and Scott A. Fellmeth, on the brief).

Jonathan H. Lomurro argued the cause for amicus curiae The New Jersey Association for Justice (Lomurro, Munson, Comer, Brown & Schottland, LLC, attorneys; Jonathan H. Lomurro, of counsel and on the brief; Christina Vassiliou Harvey and Alan J. Weinberg, on the brief).

Anthony Cocca argued the cause for amicus curiae New Jersey Defense Association (Cocca & Cutinello, LLP, attorneys; Anthony Cocca and Katelyn E. Cutinello, of counsel and on the brief).

Lawrence P. Powers argued the cause for amicus curiae American Institute of Architects-New Jersey, New Jersey Society of Professional Engineers, American Society of Landscape Architects-New Jersey, New Jersey Society of Professional Land Surveyors and the New Jersey Chapter of the American Society of Civil Engineers (Hoagland, Longo, Moran, Dunst & Doukas, LLP, attorneys; Lawrence P. Powers, of counsel and on the brief; Peter K. Oliver, on the brief).

The opinion of the court was delivered by

SABATINO, P.J.A.D.

A-0179-20 2 We granted leave to appeal in this construction site accident case to

address an unresolved question of New Jersey law. The question is this: When

is an Affidavit of Merit ("AOM") under N.J.S.A. 2A:53A-27, supporting claims

against a licensed professional, due in situations where a plaintiff’s original

complaint is later amended and additional answers or other pleadings are filed?

In the present case, plaintiffs served AOMs (one from an engineer and

another from an architect) more than 120 days after the defendant engineering

firm filed its answer to the original complaint, but before that firm answered an

amended complaint naming another defendant.

Relying in part on several federal decisions interpreting New Jersey law,

the trial court ruled the deadline for an AOM "does not come into play until the

pleadings are [all] settled." Based on that reasoning, the court deemed timely

the two AOMs tendered by plaintiffs more than a year after the engineering firm

had filed its original answer and first amended answer.

For the reasons that follow, we respectfully disagree with the non-binding

federal caselaw cited by the trial court. Instead, we hold the AOM statute's text

and legislative purposes require the affidavit to be served within 60 days

(extendable for good cause to 120 days) from the date when the licensed

professional files its answer, regardless of whether the pleadings are

A-0179-20 3 subsequently amended to name other defendants or assert additional claims .

That deadline is subject, however, to the long established AOM exceptions for

(1) substantial compliance or (2) extraordinary circumstances.

As we shall explain, extraordinary circumstances are present here and

justify an extension of time to permit the late AOM filing. The circumstances

stem from the parties' early negotiation of a stipulation that dismissed the

engineering firm from the lawsuit without prejudice, based on representations

the firm had no role in the allegedly unsafe condition of the stairs on which

plaintiff was injured. The 120-day AOM deadline expired during the weeks

while the stipulation was being negotiated by counsel, but defendant chose not

to move at that time for a with-prejudice dismissal on that basis.

When ensuing discovery revealed the engineering firm's actual

involvement in designing the stairs, the trial court allowed plaintiffs to reinstate

their malpractice claims against the firm. Plaintiffs then promptly served the

AOMs. Given how events unfolded, the situation justified plaintiffs' delay in

tendering the AOMs.

We therefore affirm the trial court, albeit for slightly different reasons

than were set forth below, and remand the case for further proceedings.

A-0179-20 4 I.

The procedural history and still-developing facts are intertwined. For our

purposes we highlight the following details.

On the afternoon of December 16, 2016, plaintiff 1 Sharad Yagnik fell and

injured his right elbow while entering the Liberty Village Premium Outlets in

Flemington. At the time, plaintiff was walking up the stairs through an access

area, which was under construction for improvements but apparently still open

to the public. His trip and fall on the accessway required extensive surgery to

repair his shattered elbow.

Plaintiffs filed a civil action in the Law Division in December 2018,

initially naming as defendants the owner-operator of the shopping outlet, the

contractors for the site, and the present appellant, Pennoni Associates, Inc.

("Pennoni"), an engineering firm that performed certain services for the

construction.2 As is common in construction site accident cases—for which

1 We refer to Sharad Yagnik in the singular as "plaintiff," recognizing that his wife Mona Yagnik is a co-plaintiff. 2 It is unclear whether Pennoni provided in this project engineering services, architectural services, or both. Both professions are included within the scope of licensed professionals covered by the AOM statute. N.J.S.A. 2A:53A- 26(b)(architects); -26(e)(engineers); see also Hill Int'l, Inc. v. Atlantic City Bd.

A-0179-20 5 additional responsible parties are often later identified through discovery—

plaintiffs' complaint named several entities and persons as fictitious defendants.

According to plaintiffs' original complaint, one or more of the defendants

used an "off-white color concrete" in constructing the stairs, which was the same

color used in the nearby ramp. The matching color allegedly failed to create a

visual contrast that could aid pedestrians in distinguishing the stairs from the

inclined surface of the ramp, and defendants failed to "ensure handrails were

placed and/or installed at the access point for the shops." Further, plaintiffs

alleged defendants were negligent by failing to "ensure that cone and/or safety

barriers were placed and/or installed around the staircase" while construction

was ongoing.

The Original Complaint Through Stipulation of Dismissal

Notably, the civil case information form accompanying the original

complaint was marked "No" in response to the question "Is this a professional

malpractice case?" Despite that response, plaintiffs alleged in the original

complaint that "Pennoni was contracted to design and/or engineer a new

of Educ., 438 N.J. Super. 562, 571 (App. Div.

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