`NYSCEF DOC. NO. 2
`
`INDEX NO. 513815/2020
`
`RECEIVED NYSCEF: 07/30/2020
`
`OF THE STATE
`
`COURT
`SUPREME
`COUNTY
`OF KINGS
`------------------------------------------------------------------X
`95 ROCKWELL
`PLACE
`
`LLC,
`
`Plaintiff,
`
`-against-
`
`HERTZ
`
`FAMILY
`
`LLC,
`
`Defendant.
`------------------------------------------------------------------X
`
`OF NEW YORK
`
`Index
`
`No.
`
`COMPLAINT
`
`Plaintiff-Tenant,
`
`95 Rockwell
`
`Place
`
`LLC ("Tenant"),
`
`by
`
`its attorneys
`
`Sills
`
`Cummis
`
`&
`
`Gross
`
`P.C.,
`
`as and
`
`for
`
`its Complaint
`
`against
`
`Defendant-Landlord
`
`Hertz
`
`Family
`
`LLC
`
`("Landlord"),
`
`alleges
`
`as follows:
`
`NATURE
`
`OF THE ACTION
`
`1.
`
`This
`
`is a Yellowstone
`
`action
`
`seeking
`
`injunctive
`
`and
`
`declaratory
`
`relief
`
`to prevent
`
`Landlord's
`
`termination
`
`of Tenant's
`
`Lease
`
`(as defined
`
`below)
`
`following
`
`Landlord's
`
`service
`
`of a
`
`facially
`
`defective
`
`notice
`
`to cure
`
`dated
`
`June
`
`10, 2020
`
`(the
`
`"Notice
`
`to Cure").
`
`Landlord
`
`intends
`
`to
`
`notice
`
`that
`
`terminate
`
`the
`
`Lease
`
`based
`
`on this
`
`facially
`
`defective
`
`predicate
`
`it opportunistically
`
`served
`
`in the midst
`
`of
`
`the COVID-19
`
`pandemic,
`
`and
`
`in violation
`
`of various
`
`Executive
`
`Orders
`
`issued
`
`by Governor
`
`Andrew
`
`M. Cuomo.
`
`PARTIES
`
`2.
`
`Tenant
`
`is a foreign
`
`limited
`
`liability
`
`company
`
`organized
`
`and
`
`existing
`
`under
`
`the
`
`laws
`
`of
`
`the State
`
`of Delaware
`
`and
`
`authorized
`
`to do business
`
`in the State
`
`of New York,
`
`with
`
`its
`
`principal
`
`place
`
`of business
`
`in Brooklyn,
`
`New York.
`
`3.
`
`Upon
`
`information
`
`and
`
`belief,
`
`Landlord
`
`is a domestic
`
`limited
`
`liability
`
`company
`
`with
`
`its principal
`
`place
`
`of business
`
`located
`
`in Brooklyn,
`
`New York,
`
`and
`
`the
`
`ground-lessor
`
`of
`
`the
`
`1 of 11
`
`
`
`FILED: KINGS COUNTY CLERK 07/30/2020 11:14 PM
`NYSCEF DOC. NO. 2
`
`INDEX NO. 513815/2020
`
`RECEIVED NYSCEF: 07/30/2020
`
`real
`
`property
`
`commonly
`
`known
`
`as and
`
`located
`
`at 93-95
`
`Rockwell
`
`Place,
`
`Brooklyn,
`
`New York
`
`(the
`
`"Premises").
`
`THE LEASE
`
`4.
`
`Tenant
`
`leased
`
`the Premises
`
`from
`
`Landlord
`
`pursuant
`
`to a written
`
`commercial
`
`Ground
`
`Lease
`
`dated
`
`June
`
`1, 2012,
`
`as subsequently
`
`amended
`
`(the
`
`"Lease").
`
`5.
`
`The
`
`Lease
`
`is for
`
`a term of
`
`forty-nine
`
`years,
`
`with
`
`two
`
`(2)
`
`ten
`
`year
`
`extension
`
`Tenant's
`
`total
`
`Lease
`
`term 69 years.
`
`options,
`
`making
`
`6.
`
`Pursuant
`
`to the
`
`terms
`
`of
`
`the
`
`Lease,
`
`Tenant
`
`leased
`
`the Premises
`
`specifically
`
`to
`
`construct
`
`a new
`
`building
`
`such
`
`as a retail,
`
`hotel,
`
`office,
`
`and/or
`
`residential
`
`building
`
`(the
`
`"Project").
`
`7.
`
`In furtherance
`
`of
`
`the Project
`
`and
`
`the
`
`Lease,
`
`Tenant
`
`purchased
`
`approximately
`
`an
`
`additional
`
`47,000
`
`square
`
`feet
`
`of air
`
`rights,
`
`and
`
`has
`
`invested
`
`approximately
`
`$20 million
`
`to date.
`
`PANDEMIC
`
`EFFECT
`
`ON THE PROJECT
`
`THE COVID-19
`
`AND ITS
`
`8.
`
`By March
`
`2020,
`
`Tenant
`
`was
`
`current
`
`on all
`
`rent
`
`payments
`
`due
`
`under
`
`the
`
`Lease
`
`and
`
`had
`
`a term sheet
`
`from
`
`a lender
`
`(the
`
`"Lender")
`
`to finance
`
`the Project,
`
`contingent
`
`on an
`
`amendment
`
`of
`
`the
`
`Lease
`
`being
`
`executed
`
`that would
`
`extend
`
`the
`
`Lease
`
`term to ninety-nine
`
`years.
`
`9.
`
`Tenant
`
`and
`
`Landlord
`
`reached
`
`agreement
`
`on the
`
`extension,
`
`and
`
`further
`
`agreed
`
`that
`
`with
`
`execution
`
`the
`
`Lease
`
`amendment
`
`would
`
`be executed
`
`concurrently
`
`the
`
`of Lender's
`
`financing
`
`documents
`
`and
`
`funding
`
`of
`
`the
`
`loan.
`
`10.
`
`Soon
`
`thereafter,
`
`Governor
`
`Cuomo
`
`and/or
`
`Mayor
`
`DeBlasio
`
`ordered
`
`that
`
`all New
`
`York
`
`State
`
`and New York
`
`City
`
`businesses,
`
`schools,
`
`courts,
`
`and
`
`nonessential
`
`government,
`
`among
`
`other
`
`things,
`
`to close
`
`due
`
`to the COVID-19
`
`pandemic
`
`and
`
`ordered
`
`that
`
`all non-essential
`
`employees
`
`stay
`
`home.
`
`2
`
`2 of 11
`
`
`
`FILED: KINGS COUNTY CLERK 07/30/2020 11:14 PM
`NYSCEF DOC. NO. 2
`
`INDEX NO. 513815/2020
`
`RECEIVED NYSCEF: 07/30/2020
`
`11.
`
`The
`
`State's
`
`actions
`
`radically,
`
`and justifiably,
`
`disrupted
`
`society
`
`and
`
`everyday
`
`life
`
`as we
`
`knew
`
`it
`
`in order
`
`to save
`
`human
`
`lives.
`
`12.
`
`Specifically,
`
`by
`
`virtue
`
`of Executive
`
`Order
`
`No.
`
`202.6,
`
`dated March
`
`7, 2020
`
`issued
`
`by Governor
`
`Cuomo
`
`and
`
`titled
`
`"Continuing
`
`Temporary
`
`Suspension
`
`and Modification
`
`of Laws
`
`Relating
`
`to the Disaster
`
`Emergency,"
`
`the State
`
`of New York
`
`closed
`
`all non-essential
`
`business.
`
`non-essential
`
`construction
`
`and
`
`the Project
`
`were
`
`and
`
`13.
`
`Tenant's
`
`business
`
`severely
`
`negatively
`
`affected
`
`by Executive
`
`Order
`
`No.
`
`202.6.
`
`14.
`
`Subsequent
`
`amendments
`
`to Executive
`
`Order
`
`202.6
`
`further
`
`reduced
`
`Tenant's
`
`ability
`
`to operate
`
`over
`
`the
`
`following
`
`months.
`
`Tenant
`
`could
`
`not meaningfully
`
`operate
`
`as a
`
`construction
`
`business
`
`during
`
`this
`
`period,
`
`as such
`
`operation
`
`was,
`
`and
`
`is, a significant,
`
`governmentally-recognized
`
`hazard
`
`to public
`
`health
`
`during
`
`the
`
`on-going
`
`COVID-19
`
`pandemic.
`
`a result
`
`of
`
`Lender
`
`was
`
`no longer
`
`to move
`
`15.
`
`As
`
`the COVID-19
`
`pandemic,
`
`the
`
`willing
`
`forward
`
`with
`
`financing
`
`the Project
`
`as a hotel.
`
`16.
`
`Instead,
`
`Tenant,
`
`Landlord,
`
`and
`
`Lender
`
`discussed
`
`among
`
`themselves
`
`and
`
`tentatively
`
`agreed
`
`on proceeding
`
`with
`
`the Project
`
`as a residential
`
`housing
`
`development.
`
`17.
`
`Based
`
`on Tenant's
`
`latest
`
`discussions
`
`with
`
`the
`
`Lender,
`
`it
`
`is willing
`
`to proceed
`
`with
`
`financing
`
`the Project
`
`as a residential
`
`development.
`
`18.
`
`virtue
`
`of
`
`the
`
`the
`
`Lease's
`
`express
`
`purpose
`
`of Tenant
`
`a new
`
`By
`
`foregoing,
`
`building
`
`building
`
`has been
`
`temporarily
`
`frustrated,
`
`and
`
`it
`
`is impossible,
`
`for
`
`Tenant
`
`to do so while
`
`the State
`
`restricts
`
`Tenant's
`
`ability
`
`to do business.
`
`LANDLORD'S
`
`NOTICES
`
`19.
`
`Landlord
`
`did
`
`not
`
`recognize
`
`the
`
`gravity
`
`of
`
`this moment
`
`in history
`
`or
`
`the
`
`negative
`
`effect
`
`that
`
`the State
`
`of New York's
`
`shutdown
`
`of daily
`
`life
`
`had
`
`on the City,
`
`Tenant's
`
`business,
`
`and
`
`the
`
`express
`
`purpose
`
`of
`
`the
`
`Lease
`
`to construct
`
`a new building.
`
`3
`
`3 of 11
`
`
`
`FILED: KINGS COUNTY CLERK 07/30/2020 11:14 PM
`NYSCEF DOC. NO. 2
`
`INDEX NO. 513815/2020
`
`RECEIVED NYSCEF: 07/30/2020
`
`20.
`
`While
`
`the
`
`government
`
`decided
`
`that
`
`Tenant's
`
`business,
`
`like
`
`so many
`
`others,
`
`represented
`
`a danger
`
`to public
`
`health
`
`at
`
`this
`
`unique
`
`moment
`
`in time,
`
`Landlord
`
`decided
`
`it simply
`
`did
`
`not
`
`care.
`
`21.
`
`On or about
`
`June
`
`10, 2020,
`
`Landlord
`
`sent
`
`Tenant
`
`the Notice
`
`to Cure,
`
`which
`
`was
`
`delivered
`
`on June
`
`12, 2020.
`
`22.
`
`The Notice
`
`to Cure
`
`purports
`
`to allege
`
`three
`
`defaults
`
`under
`
`the
`
`the
`
`failure
`
`to
`
`Lease,
`
`pay
`
`base
`
`rent;
`
`to pay
`
`unpaid
`
`real
`
`estate
`
`taxes;
`
`and
`
`to comply
`
`with
`
`a timetable
`
`in the
`
`Lease
`
`(the
`
`"Timetable").
`
`The Notice
`
`to Cure
`
`further
`
`purports
`
`to give
`
`Tenant
`
`twenty
`
`days
`
`to cure
`
`the
`
`alleged
`
`base
`
`rent
`
`and
`
`real
`
`estate
`
`tax
`
`defaults,
`
`and
`
`thirty
`
`days
`
`to cure
`
`to alleged
`
`default
`
`with
`
`respect
`
`to the
`
`Timetable.
`
`The
`
`period
`
`to cure
`
`the
`
`alleged
`
`Timetable
`
`default
`
`expired
`
`at
`
`23.
`
`thirty-day
`
`11:59
`
`on July
`
`13, 2020.
`
`initially
`
`24.
`
`On or about
`
`July
`
`13, 2020,
`
`and
`
`prior
`
`to the
`
`expiration
`
`of
`
`the
`
`cure
`
`period,
`
`Landlord
`
`signed
`
`and
`
`sent
`
`Tenant
`
`a letter
`
`whose
`
`subject
`
`line
`
`is "Official
`
`Notice
`
`of Event
`
`of Default
`
`and
`
`Termination
`
`of
`
`Lease"
`
`days
`
`after
`
`its
`
`service.
`
`(the
`
`"Notice
`
`of Termination"),
`
`which
`
`purports
`
`to terminate
`
`the
`
`Lease
`
`five
`
`Tenant
`
`via
`
`
`and
`
`requested
`
`an
`
`25.
`
`On July
`
`20,
`
`2020,
`
`contacted
`
`Landlord
`
`extension
`
`of
`
`the period
`
`to cure
`
`the purported
`
`defaults
`
`alleged
`
`in the Notice
`
`to Cure.
`
`26.
`
`On July
`
`20,
`
`2020,
`
`Landlord
`
`agreed
`
`to extend
`
`the Notice
`
`to Cure's
`
`cure
`
`period
`
`to
`
`July
`
`31,
`
`2020.
`
`27.
`
`Landlord's
`
`extension
`
`of
`
`the
`
`cure
`
`period
`
`rendered
`
`the Notice
`
`of Termination
`
`null
`
`and
`
`void,
`
`and waived
`
`any
`
`attempt
`
`to terminate
`
`the
`
`Lease
`
`pursuant
`
`to said
`
`notice.
`
`4
`
`4 of 11
`
`
`
`FILED: KINGS COUNTY CLERK 07/30/2020 11:14 PM
`NYSCEF DOC. NO. 2
`
`INDEX NO. 513815/2020
`
`RECEIVED NYSCEF: 07/30/2020
`
`28.
`
`The Notice
`
`of Termination
`
`was
`
`otherwise
`
`null
`
`and
`
`void
`
`because
`
`it was
`
`sent
`
`prior
`
`to the
`
`expiration
`
`of
`
`the Notice
`
`to Cure's
`
`initial
`
`cure
`
`period
`
`on July
`
`13,
`
`prematurely
`
`2020.
`
`29.
`
`This
`
`action
`
`is being
`
`commenced
`
`prior
`
`the
`
`expiration
`
`of
`
`the
`
`extended
`
`cure
`
`period
`
`of
`
`the Notice
`
`to Cure.
`
`TENANT
`
`IS NOT IN DEFAULT
`
`OF THE LEASE
`
`30.
`
`Tenant
`
`disputes
`
`the
`
`validity
`
`of
`
`the Notice
`
`to Cure
`
`and
`
`disputes
`
`that
`
`it
`
`is in default
`
`of any
`
`of
`
`its obligations
`
`under
`
`the
`
`Lease.
`
`31.
`
`The Notice
`
`to Cure
`
`is defective
`
`on its
`
`face
`
`because,
`
`among
`
`other
`
`reasons,
`
`it
`
`lacks
`
`failures
`
`under
`
`the
`
`the
`
`actions
`
`required
`
`of
`
`specificity
`
`regarding
`
`the
`
`alleged
`
`by Tenant
`
`Lease;
`
`Tenant
`
`to cure;
`
`and
`
`the
`
`consequences
`
`to Tenant
`
`if
`
`it does
`
`not
`
`cure.
`
`The
`
`Rent
`
`Default
`
`32.
`
`33.
`
`Tenant
`
`is not
`
`in default
`
`of
`
`the
`
`Lease
`
`based
`
`on the
`
`failure
`
`to pay
`
`rent.
`
`Executive
`
`Order
`
`202.28
`
`states,
`
`in pertinent
`
`part:
`
`or enforcement
`of a proceeding
`be no initiation
`shall
`There
`residential
`or commercial
`an eviction
`of any
`either
`nonpayment
`of
`rent
`or a foreclosure
`residential
`of any
`commercial
`for
`of
`such mortgage,
`nonpayment
`mortgage,
`for
`or
`that
`unemployment
`rented
`is eligible
`someone
`or benefits
`or
`federal
`law or otherwise
`under
`state
`facing
`of
`for
`due
`to the COVID-19
`pandemic
`a period
`on June
`2020.
`
`tenant,
`or
`
`of
`for
`
`owned
`insurance
`financial
`days
`
`sixty
`
`by
`
`hardship
`beginning
`
`20,
`
`34.
`
`On June
`
`6, 2020,
`
`the Governor
`
`issued
`
`Executive
`
`Order
`
`No.
`
`202.38,
`
`which
`
`continued
`
`the
`
`suspension
`
`and modifications
`
`of,
`
`inter
`
`alia,
`
`202.28
`
`until
`
`July
`
`6, 2020.
`
`35.
`
`Thereafter,
`
`on July
`
`6, 2020,
`
`the Governor
`
`issued
`
`Executive
`
`Order
`
`No.
`
`202.48,
`
`which
`
`provides,
`
`in pertinent
`
`part:
`
`5
`
`5 of 11
`
`
`
`FILED: KINGS COUNTY CLERK 07/30/2020 11:14 PM
`NYSCEF DOC. NO. 2
`
`INDEX NO. 513815/2020
`
`RECEIVED NYSCEF: 07/30/2020
`
`directive
`The
`that
`prohibited
`an eviction
`nonpayment
`commercial
`continued
`commercial
`
`mortgage,
`insofar
`only
`mortgagor
`
`in Executive
`contained
`of a proceeding
`initiation
`residential
`of any
`or commercial
`tenant,
`residential
`of
`rent
`or a foreclosure
`of any
`such mortgage,
`for
`nonpayment
`of
`tenant
`as it applies
`to a commercial
`
`Order
`202.28,
`or enforcement
`
`as extended,
`of either
`
`for
`
`or
`
`is
`or
`
`36.
`
`Pursuant
`
`to the
`
`aforementioned
`
`Executive
`
`Orders,
`
`there
`
`is a prohibition
`
`on the
`
`enforcement
`
`of a termination
`
`of a commercial
`
`lease
`
`for
`
`sixty
`
`days
`
`commencing
`
`June
`
`20,
`
`2020,
`
`including
`
`serving
`
`the Notice
`
`to Cure
`
`which
`
`is based
`
`in part
`
`on the
`
`nonpayment
`
`of
`
`rent,
`
`and
`
`therefore,
`
`constitutes
`
`an initiation
`
`"of
`
`a proceeding
`
`or enforcement
`
`of an eviction
`
`of a
`
`commercial
`
`tenant
`
`for
`
`nonpayment
`
`rent."
`
`of
`
`37.
`
`Landlord
`
`served
`
`the Notice
`
`to Cure
`
`and
`
`attempted
`
`to terminate
`
`the
`
`Lease
`
`in
`
`violation
`
`of
`
`the prohibition
`
`against
`
`terminating
`
`commercial
`
`leases.
`
`38.
`
`Landlord
`
`is in violation
`
`of
`
`the
`
`law.
`
`The
`
`Tax
`
`Default
`
`The
`
`Lease
`
`requires
`
`Tenant
`
`Premises'
`
`the
`
`real
`
`39.
`
`taxing
`
`authorities.
`
`to pay
`
`estate
`
`taxes
`
`to governmental
`
`40.
`
`Since
`
`early
`
`2020,
`
`Tenant
`
`has pursued
`
`tax
`
`certiorari
`
`proceedings,
`
`a property
`
`tax
`
`payment
`
`agreement,
`
`and
`
`other
`
`relief
`
`with
`
`respect
`
`to allegedly
`
`outstanding
`
`property
`
`tax
`
`payments.
`
`41.
`
`Section
`
`4.07
`
`of
`
`the
`
`Lease
`
`permits
`
`Tenant
`
`to engage
`
`in such
`
`proceedings
`
`with
`
`respect
`
`to the
`
`taxes
`
`and
`
`other
`
`Impositions,
`
`as defined
`
`in the
`
`Lease.
`
`42.
`
`43.
`
`On February
`
`20,
`
`2020,
`
`Landlord
`
`wrote
`
`Tenant
`
`about
`
`the
`
`unpaid
`
`taxes.
`
`Tenant
`
`paid,
`
`and
`
`Landlord
`
`accepted,
`
`rent
`
`for
`
`the month
`
`of March,
`
`thereby
`
`waiving
`
`any
`
`putative
`
`default
`
`based
`
`on Tenant's
`
`alleged
`
`failure
`
`to pay
`
`real
`
`estate
`
`taxes
`
`or other
`
`taxes
`
`as "Additional
`
`Rent."
`
`6
`
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`
`
`
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`NYSCEF DOC. NO. 2
`
`INDEX NO. 513815/2020
`
`RECEIVED NYSCEF: 07/30/2020
`
`44.
`
`Tenant
`
`has
`
`kept
`
`Landlord
`
`apprised,
`
`updated
`
`and
`
`informed
`
`about
`
`Tenant's
`
`efforts
`
`with
`
`the
`
`government
`
`in connection
`
`with
`
`said
`
`taxes.
`
`45.
`
`Landlord
`
`did
`
`not
`
`object,
`
`and
`
`in fact
`
`has
`
`approved,
`
`Tenant's
`
`course
`
`of
`
`conduct.
`
`The
`
`Timetable
`
`Default
`
`46.
`
`The
`
`Lease
`
`includes
`
`the Timetable,
`
`which
`
`requires
`
`Tenant
`
`to complete
`
`and
`
`submit
`
`to Landlord
`
`final
`
`plans
`
`and
`
`specifications
`
`for
`
`the Project
`
`on or before
`
`a certain
`
`date
`
`(the
`
`"Plan
`
`Date").
`
`47.
`
`48.
`
`Prior
`
`to any
`
`amendments,
`
`the Plan
`
`Date
`
`was December
`
`1, 2013.
`
`Amendments
`
`to the
`
`Lease
`
`extended
`
`the Plan
`
`Date
`
`to June
`
`1, 2019,
`
`and
`
`gave
`
`Tenant
`
`the
`
`option
`
`to further
`
`extend
`
`the Plan
`
`Date.
`
`49.
`
`Tenant
`
`submitted
`
`final
`
`plans
`
`and
`
`specifications
`
`to Landlord
`
`in approximately
`
`2014.
`
`Tenant
`
`to June
`
`50.
`
`51.
`
`exercised
`
`its option
`
`and
`
`extended
`
`the Plan
`
`Date
`
`1, 2020.
`
`The
`
`Timetable
`
`requires
`
`Tenant
`
`to complete
`
`further
`
`tasks
`
`by
`
`dates
`
`tied
`
`to the Plan
`
`Date
`
`(June
`
`1, 2020),
`
`the
`
`first
`
`of which
`
`is not
`
`due
`
`until
`
`sixty
`
`days
`
`after
`
`the Plan
`
`Date,
`
`July
`
`31,
`
`2020.
`
`plans.
`
`52.
`
`The Notice
`
`to Cure
`
`is dated
`
`June
`
`10, 2020,
`
`and
`
`Tenant
`
`had
`
`already
`
`submitted
`
`final
`
`53.
`
`Tenant
`
`is not
`
`in default
`
`of
`
`the
`
`Lease's
`
`Timetable
`
`for
`
`construction
`
`because
`
`the
`
`deadline
`
`that
`
`has
`
`expired
`
`is the Plan
`
`Date,
`
`with
`
`which
`
`Tenant
`
`has
`
`fully
`
`complied.
`
`AS AND FOR A FIRST
`
`CAUSE
`
`OF ACTION
`
`54.
`
`Tenant
`
`repeats
`
`and
`
`realleges
`
`each
`
`and
`
`every
`
`allegation
`
`contained
`
`in paragraphs
`
`through
`
`"53"
`
`above
`
`as if
`
`fully
`
`set
`
`forth
`
`herein.
`
`only
`
`"1"
`
`7
`
`7 of 11
`
`
`
`FILED: KINGS COUNTY CLERK 07/30/2020 11:14 PM
`NYSCEF DOC. NO. 2
`
`INDEX NO. 513815/2020
`
`RECEIVED NYSCEF: 07/30/2020
`
`55.
`
`Landlord
`
`served
`
`the Notice
`
`to Cure
`
`as the
`
`predicate
`
`to declare
`
`an event
`
`of default
`
`under
`
`and
`
`to terminate
`
`the
`
`Lease.
`
`56.
`
`The Notice
`
`to Cure
`
`is insufficient
`
`and
`
`defective
`
`on its
`
`face,
`
`and
`
`cannot
`
`serve
`
`as
`
`the predicate
`
`notice
`
`to the
`
`termination
`
`of
`
`the
`
`Lease.
`
`57.
`
`Tenant
`
`disputes
`
`that
`
`it
`
`is in default
`
`under
`
`the
`
`Lease,
`
`as alleged
`
`in the Notice
`
`to
`
`Cure.
`
`58.
`
`Tenant
`
`and
`
`able
`
`to cure
`
`default
`
`under
`
`the
`
`as alleged
`
`in
`
`is ready,
`
`willing
`
`any
`
`Lease,
`
`the Notice
`
`to Cure,
`
`short
`
`of vacating
`
`the Premises,
`
`if,
`
`and
`
`to the
`
`extent,
`
`the Court
`
`were
`
`to
`
`ultimately
`
`determine
`
`that
`
`a default
`
`currently
`
`exists
`
`as alleged
`
`in the Notice
`
`to Cure.
`
`59.
`
`There
`
`is a dispute
`
`between
`
`the parties
`
`as to the
`
`respective
`
`rights
`
`and
`
`legal
`
`relations
`
`by
`
`and
`
`between
`
`Tenant
`
`and
`
`Landlord
`
`pursuant
`
`to and
`
`under
`
`the
`
`Lease.
`
`60.
`
`Because
`
`of
`
`this
`
`dispute,
`
`a judicial
`
`determination
`
`and
`
`declaration
`
`as to the
`
`in order
`
`that
`
`respective
`
`rights
`
`of
`
`the
`
`parties
`
`is necessary
`
`Tenant's
`
`rights
`
`may
`
`be determined
`
`and
`
`adjudged
`
`without
`
`Tenant
`
`experiencing
`
`a loss
`
`of
`
`its
`
`valuable
`
`and
`
`unique
`
`rights
`
`under
`
`the
`
`Lease.
`
`61.
`
`Tenant
`
`will
`
`suffer
`
`irreparable
`
`harm unless
`
`the
`
`status
`
`quo
`
`is maintained
`
`and
`
`termination
`
`of
`
`the
`
`Lease
`
`is prevented
`
`pending
`
`the
`
`determination
`
`of
`
`this
`
`action
`
`on the merits.
`
`62.
`
`63.
`
`Tenant
`
`has no adequate
`
`remedy
`
`at
`
`law.
`
`reason
`
`of
`
`the
`
`Tenant
`
`judgment
`
`By
`
`foregoing,
`
`is entitled
`
`to a declaratory
`
`(i)
`
`declaring
`
`and
`
`adjudging
`
`that
`
`(A)
`
`Tenant
`
`has
`
`not
`
`breached
`
`the
`
`Lease,
`
`as alleged
`
`in the Notice
`
`to
`
`Cure;
`
`and
`
`(B)
`
`Landlord
`
`cannot
`
`terminate
`
`the
`
`Lease
`
`based
`
`upon
`
`the Notice
`
`to Cure
`
`or
`
`the
`
`grounds
`
`alleged
`
`therein,
`
`or
`
`in the
`
`alternative,
`
`declaring
`
`that,
`
`if
`
`the Court
`
`were
`
`to determine
`
`that
`
`an event
`
`of default
`
`exists
`
`as alleged
`
`in the Notice
`
`to Cure,
`
`that
`
`Tenant
`
`should
`
`be afforded
`
`a reasonable
`
`8
`
`8 of 11
`
`
`
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`NYSCEF DOC. NO. 2
`
`INDEX NO. 513815/2020
`
`RECEIVED NYSCEF: 07/30/2020
`
`opportunity
`
`and
`
`time
`
`to cure
`
`same,
`
`or extending
`
`the
`
`time
`
`by which
`
`Tenant
`
`may
`
`cure
`
`same
`
`to
`
`such
`
`further
`
`time
`
`as the Court
`
`may
`
`direct.
`
`AS AND FOR A SECOND
`
`CAUSE
`
`OF ACTION
`
`64.
`
`Tenant
`
`repeats
`
`and
`
`realleges
`
`each
`
`and
`
`every
`
`allegation
`
`contained
`
`in paragraphs
`
`"1"
`
`through
`
`"63"
`
`as if
`
`fully
`
`set
`
`forth
`
`herein.
`
`65.
`
`Tenant
`
`will
`
`suffer
`
`irreparable
`
`harm unless
`
`Landlord
`
`is enjoined
`
`and
`
`restrained
`
`from
`
`and
`
`from
`
`the
`
`Lease.
`
`enforcing
`
`the Notice
`
`to Cure
`
`terminating
`
`66.
`
`67.
`
`Tenant
`
`has no adequate
`
`remedy
`
`at
`
`law.
`
`By
`
`reason
`
`of
`
`the
`
`foregoing,
`
`Tenant
`
`is entitled
`
`to a preliminary
`
`and
`
`permanent
`
`injunction
`
`restraining
`
`and
`
`enjoining
`
`Landlord
`
`from
`
`(A)
`
`taking
`
`any
`
`action
`
`to cancel
`
`or
`
`terminate
`
`the
`
`Lease
`
`based
`
`upon
`
`the Notice
`
`to Cure
`
`or
`
`the
`
`allege
`
`defaults
`
`stated
`
`therein,
`
`(B)
`
`instituting
`
`any
`
`or proceedings
`
`against
`
`Tenant
`
`based
`
`upon
`
`the Notice
`
`to Cure
`
`or
`
`the
`
`alleged
`
`defaults
`
`actions
`
`stated
`
`therein;
`
`and
`
`(C)
`
`interfering
`
`with
`
`Tenant's
`
`use,
`
`occupancy
`
`and
`
`enjoyment
`
`of
`
`the Premises
`
`based
`
`upon
`
`the Notice
`
`to Cure
`
`or
`
`the
`
`alleged
`
`defaults
`
`stated
`
`therein.
`
`AS AND FOR A THIRD
`
`CAUSE
`
`OF ACTION
`
`68.
`
`Tenant
`
`repeats
`
`and
`
`realleges
`
`each
`
`and
`
`every
`
`allegation
`
`contained
`
`in paragraphs
`
`"1"
`
`through
`
`"67"
`
`as if
`
`fully
`
`set
`
`forth
`
`herein.
`
`69.
`
`The Notice
`
`to Cure
`
`is defective
`
`on its
`
`face
`
`because
`
`it
`
`is ambiguous,
`
`fails
`
`to
`
`such
`
`Tenant
`
`of
`
`comply
`
`with
`
`the
`
`requisite
`
`standards
`
`of
`
`specificity
`
`for
`
`notice,
`
`and
`
`fails
`
`to inform
`
`the
`
`consequences
`
`if Tenant
`
`failed
`
`to timely
`
`cure
`
`the
`
`alleged
`
`defaults,
`
`i.e.,
`
`that
`
`Landlord
`
`intended
`
`to terminate
`
`the
`
`Lease.
`
`70.
`
`By
`
`reason
`
`of
`
`the
`
`foregoing,
`
`the Notice
`
`to Cure
`
`is ineffective,
`
`null
`
`and
`
`void,
`
`and
`
`of
`
`no legal
`
`force
`
`and
`
`effect,
`
`and
`
`Tenant
`
`is entitled
`
`to a declaration
`
`to that
`
`effect.
`
`71.
`
`There
`
`is a justiciable
`
`controversy
`
`between
`
`the parties.
`
`9
`
`9 of 11
`
`
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`FILED: KINGS COUNTY CLERK 07/30/2020 11:14 PM
`NYSCEF DOC. NO. 2
`
`INDEX NO. 513815/2020
`
`RECEIVED NYSCEF: 07/30/2020
`
`72.
`
`Tenant
`
`has no adequate
`
`remedy
`
`at
`
`law.
`
`WHEREFORE,
`
`Tenant
`
`requests
`
`judgment
`
`against
`
`Landlord
`
`as follows:
`
`A.
`
`On the First
`
`Cause
`
`of Action,
`
`a declaratory
`
`judgment
`
`(i)
`
`declaring
`
`and
`
`adjudging
`
`that
`
`(A)
`
`Tenant
`
`has not
`
`breached
`
`the
`
`Lease,
`
`as alleged
`
`in the Notice
`
`to Cure;
`
`and
`
`(B)
`
`Landlord
`
`cannot
`
`terminate
`
`the
`
`Lease
`
`based
`
`upon
`
`the Notice
`
`to Cure
`
`or
`
`the
`
`grounds
`
`alleged
`
`therein,
`
`or
`
`in
`
`the
`
`alternative,
`
`declaring
`
`that,
`
`if
`
`the Court
`
`were
`
`to determine
`
`that
`
`an event
`
`of default
`
`exists
`
`as
`
`alleged
`
`in the Notice
`
`to Cure,
`
`that
`
`Tenant
`
`should
`
`be afforded
`
`a reasonable
`
`opportunity
`
`and
`
`time
`
`to cure
`
`same,
`
`or extending
`
`the
`
`time
`
`by which
`
`Tenant
`
`may
`
`cure
`
`same
`
`to such
`
`further
`
`time
`
`as the
`
`Court
`
`may
`
`direct;
`
`and
`
`permanent
`
`injunction
`
`B.
`
`On the Second
`
`Cause
`
`of Action:
`
`a preliminary
`
`restraining
`
`and
`
`enjoining
`
`Landlord
`
`from
`
`(A)
`
`taking
`
`any
`
`action
`
`to cancel
`
`or
`
`terminate
`
`the
`
`Lease
`
`based
`
`upon
`
`the Notice
`
`to Cure
`
`or
`
`the
`
`allege
`
`defaults
`
`stated
`
`therein,
`
`(B)
`
`instituting
`
`any
`
`actions
`
`or
`
`proceedings
`
`against
`
`Tenant
`
`based
`
`upon
`
`the Notice
`
`to Cure
`
`or
`
`the
`
`alleged
`
`defaults
`
`stated
`
`therein;
`
`and
`
`(C)
`
`interfering
`
`with
`
`Tenant's
`
`use,
`
`occupancy
`
`and
`
`enjoyment
`
`of
`
`the Premises
`
`based
`
`upon
`
`the
`
`Notice
`
`to Cure
`
`or
`
`the
`
`alleged
`
`defaults
`
`stated
`
`therein;
`
`C.
`
`On the Third
`
`Cause
`
`of Action,
`
`a declaratory
`
`judgment
`
`declaring
`
`and
`
`adjudging
`
`that
`
`the Notice
`
`to Cure
`
`is null
`
`and
`
`void,
`
`of no legal
`
`force
`
`and
`
`effect,
`
`and
`
`serve
`
`as the predicate
`
`for
`
`the
`
`termination
`
`of Tenant's
`
`Lease;
`
`10
`
`10 of 11
`
`
`
`FILED: KINGS COUNTY CLERK 07/30/2020 11:14 PM
`NYSCEF DOC. NO. 2
`
`INDEX NO. 513815/2020
`
`RECEIVED NYSCEF: 07/30/2020
`
`D.
`
`On all
`
`causes
`
`of action,
`
`granting
`
`Tenant
`
`such
`
`other
`
`and
`
`further
`
`relief
`
`as this Court
`
`deems
`
`just
`
`and
`
`proper.
`
`Dated:
`
`New York
`New York,
`2020
`30,
`July
`
`SILLS
`
`CUMMIS
`
`& GROSS
`
`P.C.
`
`By:
`
`/s/ Matthew
`Mitchell
`Matthew
`
`P. Canini
`D. Haddad,
`Esq.
`Canini,
`28th FlOOr
`101 Park
`Avenue,
`New York
`New York,
`10178
`643-7000
`(212)
`
`Esq.
`
`Attorneys
`
`for
`
`Plaintiff-Tenant
`
`11 of 11
`
`