SRW Associates v. Bellport Beach Property Owners

129 A.D.2d 328, 517 N.Y.S.2d 741, 14 Media L. Rep. (BNA) 1493, 1987 N.Y. App. Div. LEXIS 44910
CourtAppellate Division of the Supreme Court of the State of New York
DecidedJuly 13, 1987
StatusPublished
Cited by29 cases

This text of 129 A.D.2d 328 (SRW Associates v. Bellport Beach Property Owners) is published on Counsel Stack Legal Research, covering Appellate Division of the Supreme Court of the State of New York primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
SRW Associates v. Bellport Beach Property Owners, 129 A.D.2d 328, 517 N.Y.S.2d 741, 14 Media L. Rep. (BNA) 1493, 1987 N.Y. App. Div. LEXIS 44910 (N.Y. Ct. App. 1987).

Opinion

OPINION OF THE COURT

Rubin, J.

The plaintiff SRW Associates, the owner of an undeveloped parcel of real property located in East Patchogue, submitted an application to the Planning Board of the Town of Brookhaven to cluster develop the parcel pursuant to Town Law § 281. The Planning Board approved the plaintiffs cluster development subdivision plan, and the matter was scheduled for review by the Town Board of the Town of Brookhaven at a public hearing on October 3, 1984. Prior to the public hearing, the defendants, various civic associations and their officers, caused to be published, orally and in writing, directly and through the media, statements which had the general tenor of urging the public to oppose the plaintiffs application in particular and cluster development applications in general in order to preserve the existing character of the residential neighborhood. Within the statements, the defendants referred to the plaintiffs application as "clustered condominiums”, "clustered housing” (apartment buildings, town houses, garden apart-[330]*330meats, etc.), and "multiple housing”. The plaintiff’s application actually requested the clustering of 36 detached, single-family residential units.

Several hundred individuals appeared at the public hearing to oppose the cluster zoning application. On October 16, 1984, the Town Board denied the application. The plaintiff alleged in its amended complaint that its application was denied because of the overwhelming community objections brought about solely as a result of the false and misleading statements of the defendants, which created the impression that the plaintiff sought to erect multiple dwelling structures rather than individual residential units. The plaintiff’s complaint alleged causes of action to recover damages for injurious falsehood, prima facie tort and conspiracy, all arising out of the above-stated facts. Additionally, the defendants’ answer pleaded a counterclaim to recover damages for malicious abuse of process.

The defendants moved to dismiss the complaint pursuant to CPLR 3211 (a) (7) for failure to state a cause of action. The plaintiff cross-moved to dismiss the counterclaim on the same ground, and for leave to serve an amended complaint. By order dated April 1, 1985, Special Term denied the defendants’ motion and granted the plaintiff’s cross motion. The defendants appeal from that order.

Where a cross motion for leave to amend a complaint to correct a defect in pleading is made in response to a motion to dismiss the complaint for failure to state a cause of action and both motions are supported by extrinsic proof, CPLR 3211 (e) requires the court to "focus attention on whether the pleader has a cause of action rather than on whether he has properly stated one” (6 Carmody-Wait 2d, NY Prac § 38:19, at 385; see, Siegel, 1977 Supplementary Practice Commentaries, McKinney’s Cons Laws of NY, Book 7B, CPLR C3211:64, at 14 [1987 Supp Pamph]). For a defendant to be successful on a motion to dismiss pursuant to CPLR 3211 (a) (7) which has not been converted to a summary judgment motion, the evidence submitted by the parties and received for the limited purpose of remedying defects in the complaint (see, Rovello v Orofino Realty Co., 40 NY2d 633; Macey v New York State Elec. & Gas Corp., 80 AD2d 669) must "establish conclusively that [the] plaintiff has no cause of action” (Rovello v Orofino Realty Co., supra, at 636). Moreover, it must be shown that, in light of the evidence presented, "no significant dispute exists” (Guggenheimer v Ginzburg, 43 NY2d 268, 275; see, Kaufman v Interna[331]*331tional Business Machs. Corp., 97 AD2d 925, affd 61 NY2d 930). The rule that the facts alleged are presumed to be true and are to be accorded every favorable inference which can be drawn therefrom on a motion addressed to the sufficiency of the pleadings (see, Morone v Morone, 50 NY2d 481) does not apply to allegations consisting of bare legal conclusions, as well as factual claims either inherently incredible or flatly contradicted by documentary evidence (see, Roberts v Pollack, 92 AD2d 440, 444; City of Albany v McMorran, 16 AD2d 1021, 1022).

We disagree with Special Term’s finding that the amended complaint sufficiently states a cause of action to recover damages for injurious falsehood. We find that, as a matter of law, there was no causation between the alleged misrepresentation published by the defendants to the members of the public prior to the hearing and the Town Board’s denial of the plaintiffs application. There is no allegation that materially false statements were uttered by the defendants to the Town Board at the public hearing. The minutes of the public hearing on the plaintiffs application, which were attached to the motion papers, undisputedly show that the plaintiffs subdivision proposal for cluster zoning of detached single-family residences was accurately represented to the Town Board and to the members of the public who attended the hearing by an attorney and architect retained by the plaintiff. After the plaintiff completed its presentation of the facts regarding its application, the public was given an opportunity to address the subdivision proposal. Six members of the community spoke in favor of the application and nine people spoke in opposition to it for various reasons. The remarks indicate that those who addressed the Town Board recognized that the plaintiff intended to build detached, single-family residences.

In an action to recover damages for injurious falsehood, special damages must be proved to be the direct and natural result of the falsehood (see, Kendall v Stone, 5 NY 14; Cromarty v Prentice-Hall, Inc., 72 AD2d 782, 783; Penn-Ohio Steel Corp. v Allis-Chalmers Mfg. Co., 28 AD2d 659, affd 21 NY2d 916; Restatement [Second] of Torts § 632).

A reading of the minutes of the public hearing conclusively negates any reasonable basis to support a finding that it is more likely than not that the defendants’ communications to the public, made prior to the hearing before the Town Board, which allegedly misrepresented the plaintiffs application for [332]*332the purpose of generating public opposition to the subdivision proposal, were a cause-in-fact of the denial of its application by the Town Board. It is undisputed that the Town Board heard an accurate representation of the subdivision proposal. The mere possibility of causation (i.e., the Town Board’s denial was predicated solely upon public opposition attributable to the alleged published falsehoods) is insufficient. When the matter is one of pure speculation or conjecture, as in this case, a cause of action to recover damages for injurious falsehood does not lie (see, Morrison v National Broadcasting Co., 19 NY2d 453; see generally, Prosser and Keeton, Torts § 41, at 269 [5th ed]; Godd v News Press Publ. Co., 10 Media L Rep 2363).

The direct cause of injury to the plaintiff was the Town Board’s denial of its application and not the alleged falsehoods published by the defendants prior to the public hearing. If the plaintiff has suffered any wrong, it was the result of improper action on the part of the Town Board and the only remedy would be a proceeding pursuant to CPLR article 78 to review and set aside the Town Board’s determination on the grounds that the Board acted outside its authority, that the determination was arbitrary, capricious and an abuse of discretion, or that it was not supported by substantial evidence.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Vail v. The City of New York
S.D. New York, 2020
Lawati v. Montague Morgan Slade Ltd.
102 A.D.3d 427 (Appellate Division of the Supreme Court of New York, 2013)
Douglas v. New York State Adirondack Park Agency
895 F. Supp. 2d 321 (N.D. New York, 2012)
Banco Popular North America v. Lieberman
75 A.D.3d 460 (Appellate Division of the Supreme Court of New York, 2010)
Edwards v. Jet Blue Airways Corp.
19 Misc. 3d 345 (New York Supreme Court, 2008)
Gavrilov v. Slinim
34 A.D.3d 730 (Appellate Division of the Supreme Court of New York, 2006)
Schenkman v. New York College of Health Professionals
29 A.D.3d 671 (Appellate Division of the Supreme Court of New York, 2006)
Noble v. Graham
8 A.D.3d 641 (Appellate Division of the Supreme Court of New York, 2004)
Srour v. Board of Trustees of the Sephardic Congregation of Har Ha Lebanon, Inc.
2004 NY Slip Op 50489(U) (New York Supreme Court, Kings County, 2004)
Lynch v. McQueen
309 A.D.2d 790 (Appellate Division of the Supreme Court of New York, 2003)
Cusack v. 60 Minutes Division of CBS, Inc.
299 A.D.2d 180 (Appellate Division of the Supreme Court of New York, 2002)
Rice v. Penguin Putnam, Inc.
289 A.D.2d 318 (Appellate Division of the Supreme Court of New York, 2001)
Anonymous v. CVS Corp.
188 Misc. 2d 616 (New York Supreme Court, 2001)
Geiger v. American Tobacco Co.
252 A.D.2d 474 (Appellate Division of the Supreme Court of New York, 1998)
Held v. Kaufman
238 A.D.2d 546 (Appellate Division of the Supreme Court of New York, 1997)
West Branch Conservation Ass'n v. County of Rockland
227 A.D.2d 547 (Appellate Division of the Supreme Court of New York, 1996)
Pappas & Marshall v. A.J. Ross Logistics, Inc.
222 A.D.2d 424 (Appellate Division of the Supreme Court of New York, 1995)
O'BRIEN v. Alexander
898 F. Supp. 162 (S.D. New York, 1995)
Vogt v. Witmeyer
212 A.D.2d 1013 (Appellate Division of the Supreme Court of New York, 1995)
Riddell Sports Inc. v. Brooks
872 F. Supp. 73 (S.D. New York, 1995)

Cite This Page — Counsel Stack

Bluebook (online)
129 A.D.2d 328, 517 N.Y.S.2d 741, 14 Media L. Rep. (BNA) 1493, 1987 N.Y. App. Div. LEXIS 44910, Counsel Stack Legal Research, https://law.counselstack.com/opinion/srw-associates-v-bellport-beach-property-owners-nyappdiv-1987.