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

New Jersey Superior Court Appellate Division·Decided March 29, 2021·No. A-0179-20·Published

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NOT FOR PUBLICATION WITHOUT THE APPROVAL OF THE APPELLATE DIVISION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

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

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

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

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. 2014) (noting the differing but overlapping expertise of architects and engineers), leave to appeal granted, 221 N.J. 283 (2015), appeal dismissed, 224 N.J. 523 (2016). For simplicity, we shall refer to Pennoni as an "engineering firm" in this opinion.

A-0179-20

staircase on the access area on the west side of the Property." (Emphasis added). Further, the complaint also alleged:

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