Full Service Law Firm in Mt. Laurel Township, NJ | Capehart Scatchard

Liability

On January 29, 2021, Plaintiff Michael Shaw tripped and fell while crossing Kearny Avenue due to a large pothole in the middle of the street. He suffered significant injuries including a broken right hip, chronic lumbar strain, and aggravation of other pre-existing conditions. The issue in Shaw v. Town of Kearny, 2025 N.J. Super. Unpub. LEXIS 937 (App. Div. June 4, 2025) was whether the Township was deemed to have notice of the alleged roadway defect and, hence, could be responsible for his accident.

Typically, in accidents involving potholes, the public entity responsible for the roadway will not be held liable due to lack of notice of the pothole. Usually, they will not have actual notice of the pothole because they can appear suddenly. Further, it is often hard to prove constructive notice for the same reason. However, the facts in the Shaw case were different. Plaintiff was able to present sufficient facts to establish that the pothole was present for years and was so obvious that Kearny, using due care, should have discovered it. Hence, sufficient facts exist to establish constructive notice.

Plaintiff suffered his injury on a dark night, after parking his car on Kearny Avenue to visit a nearby bakery to make a purchase. The bakery was on the opposite side of the street from where he parked. He went to the bakery and, on the way back, crossed in the middle of the street, not in the crosswalk. He was holding a box of custard cups, not looking down and encountered a large pothole and fell. The pothole was 4 feet in length, 12 inches wide and the deepest section was about 2-3 inches deep.

At the trial court level, the trial judge found that the Township did not have actual or constructive notice of the pothole, granted summary judgment, and dismissed the lawsuit. This appeal ensued.

The Appellate Division, however, disagreed with the trial court. While there was no proof of actual notice, it held that there were facts sufficient to establish constructive notice. It found that the record did include imagery from 2012-2015 showing evidence of cracking and surface depressions. The formation of a pothole appeared on images as of July 2018 and, by October 2020, further images showed continued pavement deterioration, and evidence of large pothole formation.

During this time, Kearny was engaged in a variety of roadway inspection, planning, project finance and repair activities on Kearny Avenue. Other areas near this pothole were patched and repaired in 2018 and 2019. Plaintiff’s expert opined that the accident site continued to deteriorate. Giving all inferences to Plaintiff, the Appellate Division found that there was ample evidence for a jury “to conclude that the Kearny Avenue pothole was a dangerous condition sometime after 2015; the dangerous condition existed for a significant period of time prior to the accident; and the dangerous condition was obvious, so much so that Kearny, using due care, should have discovered it.”

The Court noted that the record showed a continually deteriorating pothole near the middle of the roadway in the Kearny central business district where the Township had multiple opportunities to discover it. Hence, the Appellate Division disagreed with the trial court’s assessment as to the lack of notice and reversed the court’s order for summary judgment.

Plaintiff Gabriela Mirtha Tiscornia Sosa was injured when she slipped and fell on a wet floor at a concert at the Prudential Center.  This venue was owned by defendant DAE, which contracted with defendant ABM to provide janitorial services.  The issue in Sosa v. Devils Arena Entertainment, LLC, 2025 N.J. Super. Unpub. LEXIS 787 (App. Div. May 15, 2025) was whether the defendants could be liable for the injuries plaintiff suffered from her fall in the translucent puddle on the upper concourse.

Plaintiff and her daughter had upper-level seats but about 10 minutes into the show, a Prudential Center employee offered to move them to seats closer to the stage.  They agreed and went down the steps to the concourse level and entered the concourse.  Plaintiff slipped and fell as she looked for an elevator to take down from the upper level.  She claims she saw a translucent puddle while she was lying on the ground.  Plaintiff claimed that both DAE and ABM were negligent because they allowed a “dangerous condition” to exist, which caused her injury.

At the trial court level, the court granted summary judgment dismissing the case.  This appeal ensued. 

The claim against DAE was that it caused the injury by moving her seat and permitting the service of drinks and open containers.  Plaintiff argued that it was foreseeable that beverages would spill onto the floor and plaintiff did not have to show that DAE had notice.  Plaintiff claimed that the mode-of-operation doctrine applied because of the manner of the beverage service and an inference could be drawn that a drink caused the spill leading to her fall.  Plaintiff also claimed that ABM had constructive notice and was, therefore, liable because it was aware of DAE’s practice of allowing open drink containers.

The trial court judge found that the mode-of-operation doctrine did not apply because there was no information in the record establishing what the liquid that plaintiff fell on was, where the liquid came from, where it was created, or how long the liquid was present on the floor.  The Appellate Division agreed with the trial court’s decision that the mode-of-operation rule would not apply under these circumstances.

Further, the unrebutted evidence showed that DAE had contracted to keep the arena clean and that the ABM representatives’ testimony explained how ABM went about doing so.  Plaintiff failed to establish a nexus between DAE’s mode-of-operation, “mainly, serving drinks in open containers, having a janitorial services company patrol and monitor the area of floors,” and the liquid on the floor.

The Appellate Division further commented that there was no evidence to support the necessary elements of actual or constructive notice to hold either DAE or ABM liable.  Plaintiff did not know what she slipped on or what the liquid was on the floor.  There had been no reports of spills or debris.  Even if there was liquid on the floor, there was no evidence showing how long it was present or that it was caused by an open container beverage.  Hence, the Appellate Division affirmed the trial court’s decision, granting summary judgment and dismissing the complaint.

Plaintiff Jessica Feeney tripped and fell while walking on the boardwalk in the City of Atlantic City.  She sued the City claiming that she tripped on uneven boards and that the City was negligent in causing the dangerous condition and that it failed to timely repair the condition.  The issue in Feeney v. City of Atlantic City, 2025 N.J. Super. Unpub. LEXIS 421 (App. Div. Mar. 19, 2025) was whether the City could be liable for either causing or failing to repair the boardwalk before the plaintiffs’ accident.

This accident occurred on August 30, 2019, when plaintiff was walking on the boardwalk in the City near the Showboat Hotel.  Plaintiff testified that there was a raised board and her right foot rolled on the uneven board and her leg buckled.   She tripped, fell and injured herself.  She denied noticing the uneven board before she fell.  After the accident, her husband went back and took photos which showed that there was one board that was lower than the adjacent board with a displacement of approximately 1 inch. 

She and her husband sued the City, claiming that the City was negligent in causing the condition on the boardwalk and in failing to timely repair the uneven board.  She retained a liability expert, Arthur Chew, who reviewed the photographs and opined that there was a hazardous condition.  He also opined that the City’s police vehicles and public works vehicles that ride on the boardwalk placed high stresses in the boardwalk and they may cause the boards to become uneven. 

The expert relied upon testimony from City employees who explained that the boards could become uneven for numerous reasons which included weather, shifting of the boardwalk foundation, sand being pushed up against the underside of the boardwalk and vehicles going across the boardwalk.  Displacements of more than a ¼ of an inch between boards were something that needed to be looked at.  The City also admitted that any vehicle on the boardwalk does damage.

The City filed for summary judgment, arguing that it was shielded from liability under the Tort Claims Act.  It asserted that it had no actual or constructive notice of the uneven boards where plaintiff fell.  It also argued that its conduct in inspecting the boardwalk, which was approximately 4½ miles long, was not palpably unreasonable.  Finally, it contended that the uneven boards or raised boards did not constitute a dangerous condition as defined by the Act.

The trial court granted the summary judgment and dismissed the case.  It found that the uneven condition of the boards did constitute a dangerous condition.  However, there was no evidence that the City caused the dangerous condition.  It found plaintiffs’ liability expert’s opinion to be speculative because there were no facts to support that the City had caused the boards to become uneven. Knowing that vehicles might cause the boardwalk to become uneven in certain places did not establish that the boards where plaintiff tripped became uneven because a vehicle drove on those boards.  Further, there were no facts to establish when the boards became uneven and, thus, a jury could not conclude that the City failed to repair the dangerous condition in a reasonable period of time. 

Finally, the trial court also concluded that the City had not acted palpably unreasonably.  The trial court pointed out that the City had an inspector who regularly inspected the boardwalk and plaintiff had presented no evidence that the City should have discovered the uneven boards before plaintiffs’ accident. 

This summary judgment dismissal was appealed to the Appellate Division.  Plaintiff argued that a trial court should not have granted summary judgment because there were material disputed facts concerning whether the City created the dangerous condition that caused her fall.  Further they argued that their expert’s opinions were not net opinions and were supported by the factual evidence.  However, the Appellate Division rejected these arguments and affirmed the trial court decision.

The Court noted that the City, as a public entity, was only liable for negligence as permitted under the Tort Claims Act.  To establish liability, the Appellate Division noted that the plaintiff must prove as follows:

1.         A dangerous condition existed on the property at the time of the injury.

2.         The dangerous condition proximally caused the injury.

3.         The dangerous condition caused a foreseeable risk of the kind of injury that occurred.

4.         The public entity had actual or constructive notice of the condition a sufficient time prior to the injury to correct the dangerous condition.

5.         The action or inaction taken by the public entity to protect against the dangerous condition was palpably unreasonable.

Here, the Appellate Division noted that there was no evidence that the City had actual knowledge of the uneven boards.  Instead, the plaintiffs’ argument was that the City knew that vehicles drove on the boardwalk, that vehicles might cause the boards to become uneven, and that the City’s vehicles going across the boardwalk likely created the uneven boards.  However, the Court found that there was no evidence from which a jury could find that the City had actual or constructive notice of this condition.  It pointed out that “[k]nowing that a boardwalk stretching more than 4 miles can be damaged on various times and various causes, including vehicles driving on or across the boardwalk, does not constitute actual or constructive knowledge of this specific dangerous condition that caused [plaintiff] to fall.”

As for plaintiffs’ theory that the City should have inspected and found the uneven boards, the Court pointed out that the problem with this theory is that plaintiffs have no evidence as to how long the boards were uneven.  Plaintiffs’ liability expert was never able to identify when the boards became uneven.  Rather, he merely speculated that the City should have discovered the uneven boards if they conduct a regular inspection.  The Court found that without knowing when the boards became uneven, a jury would have no basis to find that the City had “a sufficient time prior to the injury to have taken measures to protect against the dangerous condition.”

As for the last prong as to whether the City acted palpably unreasonable, the plaintiffs’ best argument was that the City should have discovered the uneven inspections where plaintiff fell by conducting more regular inspections.  However, the City did inspect for dangerous conditions on the boardwalk and there was no evidence from which a jury could find that the City’s failure to conduct more inspections was palpably unreasonable.

The Appellate Division also rejected the expert’s opinion that the City’s vehicles created the damage to the boards.  The Court pointed out that there were no facts to support this opinion.

Thus, the Appellate Division agreed with the trial court’s decision and affirmed the summary judgment dismissal in favor of the City of Atlantic City.

Plaintiff Vito Collucci fell on ice and snow while walking towards a restaurant in the parking lot of a multi-tenant strip mall.  He sued the owner of the shopping center, the restaurant, as well as other tenant stores located in the strip mall.  The issue in Collucci v. Cosima Cassese, 2025 N.J. Super. Unpub. LEXIS 186 (App. Div. Feb. 5, 2025) was whether the commercial tenants could be liable for his fall in the parking lot in front of the building.

The strip mall was owned by defendant Cassese Enterprises, Inc. (“Cassese”). The mall contained a restaurant (Amore Restaurant) and other tenants.  Plaintiff had been eating dinner at the Amore Restaurant with his family.  He parked in the parking lot in front of the building.  After dinner, he went to his car to retrieve a cake he brought for dessert.  He did not re-enter the restaurant through the front door but instead walked past the restaurant to the end of the building around the corner and toward the back where he intended to enter Amore’s kitchen through a back door.  Plaintiff Collucci slipped on ice while walking in the parking lot as he was near the back door of Amore bringing the cake to the kitchen. 

Defendant Amore, along with other named commercial tenants, had lease agreements with the owner Cassese.  According to the lease, the common areas were subject to the exclusive control and management of the owner lessor. The owner’s representative admitted that Cassese was responsible to ensure that no dangerous snow or ice conditions existed in the parking lot of the strip mall.  Cassese hired PL Landscaping to clear snow and ice at the shopping center.  Further, the owner’s representative admitted that she did not expect the defendant tenants to clear snow and ice from the sidewalk in front of their respective premises.

At the trial court level, the defendant tenants filed for a summary judgment, arguing that they did not owe plaintiff a contractual or common law duty regarding the strip mall, that the parking lot fell under the definition of a common area, and that the owner/landlord Cassese was responsible for the maintenance of the common areas.  This responsibility included snow or ice removal in the parking lot.

The trial court found that the lease agreement contained plain and unambiguous language requiring the tenants to maintain the areas in front of their stores and nothing more.  Based upon this lease, the landlord intended to exercise control over common areas, such as parking lots. 

Further, the court cited to the prior case of Kandrac v. Marrazzo’s Market in which the court had ruled that tenants in a multi-tenant shopping center, sharing a common area parking lot, were under no contractual duty to maintain the common areas, and were not responsible for a fall in the parking lot. 

Further, the trial court found that the plaintiff fell in an area of the parking lot that was not on the leased premises of any tenant nor on the sidewalk that abutted their store fronts.  Rather, Plaintiff was going to the rear of the restaurant, which was not a defined route to any of the tenants’ premises.  Accordingly, the trial court granted the tenant’s motions for summary judgment, dismissing the lawsuit. 

The plaintiff appealed this order to the Appellate Division, arguing that the tenants did have a contractual and common law duty to clear the snow and ice in the area of plaintiff’s fall.

The Appellate Division began its analysis by reviewing the lease agreement.  It noted that the area where plaintiff fell was not a sidewalk or a walkway but rather the parking lot blacktop on the side of the building, which did fall under the definition of a common area under the lease and which was under the exclusive control of the landlord.  Further, the Court pointed out that the landlord’s representative had agreed that it was the landlord’s obligation to remove snow and ice from the parking lot and the sidewalk and, in fact, hired a contractor to fulfill that obligation.  The Appellate Division found that the defendant tenants did not have a contractual duty to remove snow and ice from the area of plaintiff’s fall.

The Appellate Division ruled that the Kandrac case did apply, which case had similar facts – the tenants were in a multi-tenant shopping center, sharing a common area parking lot with a lease that did not impose any contractual duty on the tenants to maintain the common areas.  According to that case, the Court had found that the landlord was responsible for any negligence in maintaining the parking lot.

Thus, the Appellate Division found that Kandrac was the controlling law in these circumstances and reiterated that “as a general rule, when a commercial tenant in a multi-tenant shopping center has no control or contractual obligation to maintain a parking lot shared with other tenants, the common law does not impose a duty upon the tenant to do so.”  Hence, the Court agreed with the trial court decision and affirmed the summary judgment order, dismissing the complaint as to the tenant defendants.

Plaintiff Wiggins Plastics, Inc. sued the County of Passaic and its contractor Assuncao Brothers, Inc. (“Assuncao”) for damages claimed to its property following the effects of Hurricane Ida.  Plaintiffs claimed that their properties were damaged due to the negligent acts related to a bridge replacement project, contracted by the County of Passaic to defendant Assuncao Brothers.  Plaintiffs alleged that the County was vicariously liable for its supervisory role over its contractor.  The issue in Wiggins Plastics, Inc. v. County of Passaic, 2025 N.J. Super. Unpub. LEXIS 224 (Law Div. Feb 6, 2025) was whether the County was immune from vicarious liability for the negligent acts of its independent contractor under the Tort Claims Act.

The County had engaged Assuncao as an independent contractor in the Kingsland Road Bridge replacement project.  Plaintiffs alleged that the effects of Hurricane Ida caused flooding and subsequent damages which, in part, were due to the negligent acts related to this bridge replacement project. 

The County filed for a summary judgment dismissal, arguing that it cannot be held vicariously liable for the alleged negligent acts of its independent contractor.  Under the Tort Claims Act, public entities can be held vicariously liable for the wrongful acts of their employees (N.J.S.A. 59:2-2(a)).  However, the Tort Claims Act expressly excludes independent contractors from the definition of “public employee” under Section N.J.S.A. 59:1-3.  Further, the trial court, in deciding the motion for summary judgment, noted that this distinction as to liability has been consistently upheld by the courts, finding that public entities are not liable for the actions of its independent contractors.

In this case, plaintiffs did concede that Assuncao was an independent contractor.  The court found that plaintiffs did not identify any applicable exception that would impose liability on the County, “nor have they presented specific facts that could establish vicarious liability and preclude summary judgment at this stage.”  Further, they have not demonstrated that the County had a non-delegable duty that would impose liability despite Assuncao’s status as an independent contractor.

For these reasons, the trial court found that the County was entitled to summary judgment for Plaintiffs’ claims against it which were based upon vicarious liability for Assuncao’s actions. 

Plaintiff Chris Williams filed a lawsuit against defendant QuickChek Corp. when his right hand was burned as a result of hot water melting a Styrofoam cup.  Although the plaintiff pled a premises liability cause of action, the complaint did not include a claim against QuickChek based upon the Products Liability Act (“PLA”).  The issue in Williams v. QuickChek Corp., 2024 N.J. Super. Unpub. LEXIS 3238 (App. Div. Dec. 30, 2024) was whether the complaint should be dismissed based upon the plaintiff’s failure to plead a claim under the Products Liability Act.

Plaintiff filed a lawsuit against QuickChek based upon an incident that occurred in December 2021 at the QuickChek in Wayne, New Jersey.  He claimed that his right hand was burned as a result of hot water melting a Styrofoam cup which caused him injury and disability.  Almost two years later, on January 9, 2023, he filed a lawsuit against QuickChek, asserting that defendant was responsible for the care and maintenance of the premises and that it negligently maintained, repaired and/or controlled the premises so as to permit a hazard, a nuisance and a trap for persons lawfully on the premises.  Plaintiff further claimed that as a result of the carelessness, recklessness and/or negligence of defendant, he suffered a burn when the Styrofoam cup melted.

After the lawsuit was filed, QuickChek moved to dismiss the complaint for failure to state a cause of action.  The defendant argued that this case was not a premises liability case.  Rather, it was a product liability action and plaintiff failed to plead a claim under the PLA and that, under New Jersey law, all common law claims were subsumed by the PLA.  The trial court judge agreed with the defendant’s argument and dismissed the lawsuit. 

The judge also held that, because the two year statute of limitations had run under the PLA, it would be futile to permit the plaintiff to amend the complaint.  This dismissal was appealed to the Appellate Division.

The Appellate Division noted that the PLA is the exclusive remedy for personal injury claims arising out of product use.  This statute “is intended to protect users from harm caused by defective products by ‘establishing clear rules’ in actions for damages for harm caused by products.”  The Court noted that the PLA “imposes liability upon the manufacturer or seller for a products’ manufacturing defects, warning defects, and design defects.”  Further, the Appellate Division pointed out that the Legislature “established a unified theory of recovery for harm caused by products.”  Thus, the PLA subsumes claims for a defective product under the Consumer Fraud Act, as well as any alternative remedy for injuries such as negligence and breach of implied warranty.

Thus, the Appellate Division agreed with the trial court judge in dismissing the complaint.  The focus of plaintiff’s claim was clearly on a defective Styrofoam cup that melted when hot water was poured into it.  The Appellate Division found that the plaintiff should have brought the claim pursuant to the PLA which was the “exclusive remedy” for personal injuries arising out of the use of a product.  Instead, plaintiff asserted a claim as a premises liability negligence claim which claim is subsumed under the PLA.  Further, the Appellate Division noted that claiming that a party negligently maintained its premises “is not the same thing – not even close – as alleging it sold a defective product.”  Thus, the trial court’s decision was affirmed, dismissing the complaint.

Plaintiff Lois Henry suffered an injury from a fall on gravel after arrival at the Cranford Conservation Center, a recycling facility owned and maintained by the Township of Cranford.  The facility had box cars designated for different types of recycling.  In front of the containers was a filler of mixed stones.  The issue in Henry v. Township of Cranford, 2024 N.J. Super. Unpub. LEXIS 2811 (App. Div. Nov. 15, 2024) was whether the rocks and gravel in front of the box car constituted a dangerous condition of public property.

The Center provided box cars for residents to dispose of their recycling and yard waste.  When visitors arrived at the site, they would have to walk through a small entrance building and then a paved driveway which would lead them to various box cars designated for different types of recycling.  In front of these containers was a filler of mixed stones, various shapes and sizes to prevent puddling and icy conditions from forming in front of the recycling containers.

Plaintiff tripped and fell while returning to her car after she dropped off her recycling in one of the box cars.  She claimed that she put her foot down on the rocks and gravel, stepped on a rock and her foot twisted and she went down on her right knee.  She suffered a fracture of her fifth metatarsal on her right foot.

Plaintiff sued the Township of Cranford and the Cranford Conservation Center under the Tort Claims Act (“TCA”), claiming that the gravel and filler at the site constituted a dangerous condition of public property.  The Township’s Director of the Department of Public Works testified in his deposition that the filler was placed in front of the box car to avoid puddling and icy conditions.  There were employees there to keep things in order but there were no scheduled inspections.  However, he was unaware of any previous incidents at the location or any complaints about the stone filler. While he had been aware of no other accidents, he was aware of some people losing their balance on the stones.

At the trial court level, the defendants filed for a summary judgment.  The trial court judge granted the motion and dismissed the complaint with prejudice.

Plaintiff appealed that dismissal order, arguing that “there are genuine issues of material fact concerning various elements of dangerous condition liability under the TCA.”

The Appellate Division noted that under the Tort Claims Act, a public entity may be liable for a personal injury caused by the dangerous condition of its public property under N.J.S.A. 59:4-2.  To recover for an injury under this section of the Tort Claims Act, the plaintiff must prove several elements, including the existence of the dangerous condition at the time of the accident and that the public entity had actual or constructive notice of the dangerous condition with “a sufficient time prior to the injury to have taken measures to protect against the dangerous condition.”  But, under this statutory section, no liability would be imposed upon the public entity for a dangerous condition “if the action the entity took to protect against the condition or the failure to take such action was not palpably unreasonable.”

The Appellate Division agreed with the trial court decision.  It found that although plaintiff’s injury was “unfortunate,” there were no “genuine issues of material fact that reasonably could support defendants’ liability under the required elements of the TCA.”  The Court noted that there were no previous reported accidents at the location or other sufficient proof of actual or constructive notice of the “dangerous condition.”

Further, in reviewing the photographs provided, the Appellate Division did not find that these photos established an actionable dangerous condition.  Finally, the Court found that there was no bona fide jury question on whether “the Township’s choice of surface outside of the container was so irrational and extreme to be found ‘palpably unreasonable’ as required under the TCA.”  Hence, the trial court decision, dismissing the complaint, was affirmed. 

The decedent Sean King was employed by High Grade Beverage (“HGB”) when he received a fatal electric shock while attempting to replace an emergency light fixture. OSHA determined that he was working with live wires when he was electrocuted, as the circuit breaker feeding the emergency light fixture had not been turned off. The issue in The Estate of Sean King v. High Grade Beverage, Inc., 2024 N.J. Super. Unpub. LEXIS 2321 (App. Div. Oct. 4, 2024) was whether the landlord, HGB Realty 2, LLC could be held liable for the decedent’s accident.

The property was originally leased in 2011 to HGB.  It consisted of a one-story, masonry, cold storage industrial complex comprising of about 72,600 square feet of warehouse, office and garage space.  HGB acknowledged that it had inspected the property and was fully familiar with its condition at that time.  According to the lease, the basic rent payable by the tenant was intended to be a “triple net” and all other charges and expenses imposed upon the leased premises would be paid by the tenant.  In addition, according to the lease, the tenant was responsible to keep the leased premises, including but not limited to the electrical, in good condition and repair.

The original lease was apparently renewed in 2016, at which point the name of the landlord was changed to HGB Realty 2, LLC.  The 2016 lease had the same provision for the tenant to keep the leased premises in good condition and repair.  According to the Chief Financial Officer of HGB Realty 2, there were no circumstances in which the tenant was required to obtain approval from the landlord to perform maintenance on the property.

Perry Morris was HGB’s maintenance chief until July 2017.  He was not a licensed electrician but did take a course in household wiring.  While employed by HGB, Morris would perform maintenance such as changing ballasts and repairing and replacing light fixtures.  Prior to his retirement, he trained decedent for about two weeks.  He testified that when the building was first built, there were three electrical contractors who did not know what they were doing, resulting in circuit breaker panel labels that were not done right the first time.  He and another employee attempted to correct the labels to the best of their ability and for the most part were successful.

Plaintiff submitted an expert report of an engineer, Les Winter, P.E., who opined that the decedent’s electrocution was caused by his lack of training as an electrician and the panel board directory being non-compliant and unreliable.  He opined that it was not legibly marked and that decedent could not through “trial and error testing” turn off and on random circuit breakers to determine whether the fixture was de-energized.

At the conclusion of discovery, the landlord, HGB Realty 2, filed for a summary judgment.  The trial court granted the summary judgment, dismissing the complaint.  The trial court found that HGB’s employees knew about the electrical panel at issue, that the emergency light breaker was labeled and that Morris, who trained the decedent, did show him which switch controlled which circuit breaker.

Further, the court found that HGB Realty 2 leased exclusive control of the property to HGB and the tenant HGB knew of the condition or had reason to know of the condition prior to the decedent’s accident.  It had the opportunity and indeed attempted to remedy the condition prior to the accident at issue.  Thus, the trial court ruled that the landlord, HGB Realty 2, could not be held liable for the alleged defective condition.  This appeal ensued.

The Appellate Division agreed with the trial court’s decision.  It found that the tenant executed a triple net lease in which the commercial tenant was responsible for maintaining the premises and for paying all utilities, taxes and other charges associated with the property.  Additionally, the Appellate Division noted that HGB had exclusive use of the property and that the obligation to maintain and repair the property was delegated under the lease to HGB.  Further, HGB Realty 2 did not maintain an office at the property, did not actively participate, or oversee HGB’s maintenance consistent with the terms of the lease.  Thus, the Appellate Division agreed that, under New Jersey law, the landlord did not have responsibility for the personal injury suffered by its commercial tenant’s employee. 

Plaintiff Ralph Jameson was injured in an automobile accident while he was driving around a traffic circle (Cranbury Circle) in Cranbury Township.  His vehicle collided with a truck driven by defendant Richard Kyle.  The issue in Jameson v. DRD Int’l, Inc., 2024 N.J. Super. Unpub. LEXIS 1481 (App. Div. July 8, 2024) was whether the plaintiff could pursue a claim against the State of New Jersey, which controlled the Cranbury Circle, or whether the State had immunity from this claim under the Tort Claims Act.

This accident occurred when Jameson was driving northbound on U.S. Route 130 in Cranbury Township.  Defendant Kyle was driving a truck on South Main Street, which intersects with the northbound lanes of U.S. Route 130 at the Cranbury Circle.  Although there is a stop sign at the intersection of South Main Street where it enters the Cranbury Circle, Kyle did not stop at the stop sign.  He believed he had enough time to pass through the intersection and circle before any northbound vehicles on U.S. Route 130 came to the intersection.  However, he misjudged and Jameson’s car struck Kyle’s truck which resulted in severe injuries to Jameson.

Plaintiff sued Kyle and his employer, DRD International, Inc.  That claim settled.  However, he also sued the State of New Jersey and Middlesex County. The County was later dismissed out of the case. This appeal concerned plaintiff’s claim against the State.

Plaintiff contended that the State was negligent in its design, maintenance, and/or control of Cranbury Circle and that it created a dangerous condition.  Plaintiff produced two expert reports to support his claim.  His engineering expert opined that the Cranbury Circle was a dangerous condition because it had a crash history “that exceeded crash history standards and that the Cranbury Circle’s crash history should have raised red flags.”  His accident reconstruction expert opined that there was a dangerous condition at the Cranbury Circle “because slow-moving vehicles, such as tractor trailers, entering the Cranbury Circle could pose a danger to vehicles traveling at highway speeds.”

At the trial court level, the State filed for a summary judgment.  It contended that plaintiff had not and could not establish that the Cranbury Circle was a dangerous condition.  It also argued that it was entitled to plan or design immunity and immunity for failure to provide traffic signals.  The trial court granted the State’s summary judgment motion and dismissed the claims against the State.  

That order was appealed to the Appellate Division. The issues upon appeal were whether plaintiff was able to show that the Cranbury Circle was a dangerous condition under the Tort Claims Act and whether the State had established that it was entitled to plan or design immunity under the Act.

The Appellate Division agreed with the trial court decision.  It found that the plaintiff did not establish the existence of a dangerous condition at the Cranbury Circle.   The plaintiff had not identified anything specific in the Cranbury Circle that created a danger.  Plaintiff’s engineering expert suggested that the Circle may be poorly designed because there were a high number of accidents at the Cranbury Circle but his expert failed to point to a specific design defect in the Cranbury Circle.  The expert had suggested several changes that could be made to the Cranbury Circle, including widening lanes or installing traffic signals, rather than stop signs, but emphasized that the high volume of traffic through the Cranbury Circle and the multiple points where accidents could occur were what made the Circle dangerous as a whole.

As for the reconstruction expert, he effectively acknowledged that Kyle failed to stop at the stop sign and “tried to excuse that failure by reasoning that a truck would have difficulty traveling across the Cranbury Circle in a timely manner if it had stopped at the stop sign.”  The Appellate Division found that this opinion did not form a factual basis from which a jury could find that there was a dangerous condition at the Circle if Kyle had stopped as required by the stop sign.  The jury would have been left to speculate that there would have been a sufficient gap in ongoing traffic to allow a truck to safely pass through the intersection.

The Court pointed out that plaintiff’s real argument was that the dangerous condition at the Cranbury Circle arose out of its design.  However, plaintiff failed to show that the design was defective.  Plaintiff also failed to show that the unidentified dangerous condition at the Cranbury Circle caused this accident.

Further, the Appellate Division found that the State did have plan or design immunity under the statute, N.J.S.A. 59:4-6(a).  Under the Tort Claims Act, a public entity would have plan or design immunity from liability for an accident if it is able to show that the injury was caused by the plan or design of its property, where this plan or design has been approved in advance of the construction or improvement by the Legislature, or the governing body of the public entity.  The Court pointed out that when this immunity attaches, the public entity is not subject to liability for an injury that arises from the design of the property.

Here, the Appellate Division found that the State did provide several as-built documents and diagrams of the Cranbury Circle’s design plan.  It noted that these drawings contemplated the “geometry” of the Cranbury Circle, which is apparently what plaintiff contended caused or contributed to the accident.  The documents included signatures of the individuals who submitted, recommended or approved the plans.  Some of the documents predated the construction of the Circle. 

The Appellate Division found that by producing these documents, the State had met its burden of demonstrating that it considered the Cranbury Circle’s shape in formulating its design.  It did not need to produce a plan or design applicable to the stop sign but only needed to offer evidence that it considered the flow of traffic around the Cranbury Circle generally.  Hence, the Appellate Division found that the State was entitled to plan or design immunity.

Because the Appellate Division found that the plaintiff had failed to demonstrate a dangerous condition at the Cranbury Circle and that the State established that it was entitled to plan or design immunity, even if there had been a dangerous condition of the Cranbury Circle, it affirmed the trial court’s decision, dismissing the lawsuit.

Plaintiff Thomas Aletta, a former police officer for the Hackensack Police Department sued the Bergen County Prosecutor’s Office, State of New Jersey, Prosecutor John Molinelli, Assistant Prosecutor Daniel Keitel, and Prosecutor Investigator Lieutenant Jay Haviland after he was acquitted of official misconduct, conspiracy and evidence tampering.  He alleged a politically motivated conspiracy to prosecute him contrary to state and federal law.  The issue in Aletta v. Bergen County Prosecutor’s Office, 2024 N.J. Super. Unpub. LEXIS 976 (App. Div. May 29, 2024), was whether the plaintiff had stated a constitutional claim and/or a claim under the New Jersey Tort Claims Act against the defendants.

This case was dismissed at the summary judgment level as to all defendants based upon immunity under the Tort Claims Act, as well as prosecutorial immunity under §1983 and the New Jersey Civil Rights Act (“NJCRA”).  Further, the defendants had argued that the Prosecutor defendants enjoyed qualified immunity due to the existence of probable cause for the charges against plaintiff. 

The Appellate Division found that as to the entity defendants, the claims were properly dismissed.  However, as to the individual defendants, the Appellate Division agreed that the defendants were entitled to immunity for their roles in plaintiff’s prosecution except for the allegations against the individual defendants that they pressured witnesses to lie or change their statements, destroyed exculpatory evidence, and presented false testimony to the court and/or grand jury.

Plaintiff’s prosecution arose from an assault against a juvenile in which the Prosecutor’s office claimed that the plaintiff improperly sought to secure another juvenile’s involvement in the case.  Plaintiff alleged that his prosecution arose from a political conspiracy due to his support of the Hackensack Police Chief.  Plaintiff, however, was acquitted from the criminal proceedings brought against him and, thereafter, filed this civil suit against the defendants. 

As for the entity defendants, the Appellate Division agreed that they were absolutely immune from plaintiff’s § 1983 and NJCRA. claims.  The court noted that prosecutors have absolute immunity from claims arising out of their governmental function.  That immunity is based on “concern that harassment by unfounded litigation would cause a deflection of the prosecutor’s energies from their public duties, and the possibility that they would shade their decisions instead of exercising the independence of judgment required by their public trust.” 

Activities which are an integral part of the judicial process are protected.  The court noted that acts undertaken by a prosecutor in preparing for the initiation of judicial proceedings and for trial, which occur in the course of their role as an advocate for the State, are entitled to the protections of absolute immunity.  In fact, courts have granted immunity from claims alleging a prosecutor failed to disclose exculpatory evidence and use false testimony in connection with the prosecution “so long as they did so while functioning in their prosecutorial capacity.” 

However, prosecutors do not have immunity outside their role as an advocate.  A prosecutor is not entitled to absolute immunity “when performing administrative duties and those investigatory functions that do not relate to an advocate’s preparation for the initiation of a prosecution or for judicial proceedings.”  Further, the Court noted that a prosecutor “is not entitled to absolute immunity if they acted out of personal motive, with malicious intent, or in excess of their jurisdiction.”   However, a government official may be entitled to qualified immunity “for discretionary acts that do not violate clearly established statutory or constitutional rights of which a reasonable person would have known.” 

As to the entity defendants, the Appellate Division agreed with the trial court that plaintiff’s NJCRA and §1983 claims against the State failed because it is not amenable to suit under either statute.   The Court noted that the State is not subject to suit because it did not waive its sovereign immunity for either a 1983 or a NJCRA claim.

The Appellate Division also agreed that the prosecutor’s office was properly dismissed.  A public entity may be held liable under the NJCRA or § 1983 if it causes harm through the “implementation of an official municipal policy which caused a constitutional violation.”  The public entity cannot be held liable under the doctrine of respondeat superior.  Liability can only be imposed “when the policy or custom itself violates the Constitution or when the policy or custom, while not unconstitutional itself, is the moving force behind a constitutional tort of one of its employees.”  Where the policy or custom at issue is a failure to train or supervise, “the plaintiff must show that this failure amounts to deliberate indifference to the rights of persons with whom the municipality’s employees will come into contact.”

Here, plaintiff alleged generally that the prosecutor’s office had a custom of “condoning the actions of their agents, servants and/or employees by virtue of their training, supervision, policies, procedures, and/or directives.”  However, the Appellate Division noted that this “conclusory, undetailed statement” did not identify any specific and constitutional component or how this custom was the “moving force” behind any allegedly tortious conduct.  The plaintiff had alleged that all named prosecutor defendants “failed to follow proper and lawful guidelines, policies, procedures, and methods for conducting criminal investigations and prosecutions.”  However, the Court found that plaintiff had failed to identify any specific training he claimed would be necessary nor any pattern of similar constitutional violations to put the prosecutor’s office on notice that a new training program was necessary.  Hence, the Appellate Division agreed that the dismissal against the prosecutor’s office was proper. 

However, the Appellate Division disagreed with the dismissal of the common law claims against the individual defendants. These claims were governed by the Tort Claims Act.  The Appellate Division grouped the plaintiff’s allegations based upon the purported underlying conduct as the following:

(1) Improper charging and prosecution of plaintiff based on personal and/or political motives, (2) coercion of witnesses to lie or change their statements, (3) use of those false statement, (4) purposeful destruction of exculpatory evidence.

As for the allegations concerning charging and prosecuting plaintiff, the Court found that the individual defendants had immunity under N.J.S.A. 59:3-8 in which there was immunity for “instituting or prosecuting any judicial . . . proceeding within the scope of defendant’s employment.”  As for pressuring witnesses to lie, the Court concluded that the record was insufficient for a determination whether defendants were entitled to Tort Claims Act immunity.  The Appellate Division ruled that the plaintiff must specify each instance forming the basis for these claims and defendants may then renew their motion as appropriate.

As for the knowing use of false testimony before the grand jury and/or trial, the Court found that this claim, as pled, constituted willful misconduct. Thus, the two prosecutors were not entitled to immunity for this alleged willful misconduct.  As for the allegation of destruction of exculpatory evidence, the Court found that the plaintiff did not provide any specific details as to how the prosecutors were involved.  However, as to the investigator, the court found that the plaintiff had presented sufficient facts suggesting that he was not entitled to immunity for purportedly ordering and/or participating in the destruction of evidence.  Thus, the Appelate Division found that the investigator Haviland was not entitled to prosecutorial immunity under the Tort Claims Act for allegedly destroying evidence.

As for the common law claims asserted against the entity defendants, the court noted that while a public entity may be held responsible for acts or omissions of its employees under a theory of respondeat superior under the Tort Claims Act, it is “not liable for an injury resulting from an act or omission of a public employee where the public employee is not liable.”  Further, under N.J.S.A. 59:2-10,  it is not liable “where the employee’s acts or omissions constitute a crime, actual fraud, actual misconduct.” 

Thus, the Appellate Division ruled that to the extent it has determined that any of the individuals are entitled to immunity, neither the prosecutor’s office nor the State can be held liable on a respondeat theory related to those claims.  Further, the Appellate Division ruled that to the extent any individual defendant engaged in willful misconduct or acted outside the scope of their employment such that they were not entitled to immunity, the entity defendants cannot be held liable for those actions.

The defendants also argued that the plaintiff’s complaint should be dismissed for failure to meet the verbal threshold under N.J.S.A. 59:9-2(d).  Under this provision, no damages may be awarded against a public entity for pain and suffering, except for cases of “permanent loss of a bodily function, permanent disfigurement or dismemberment where the medical treatment expenses are in excess of $3,600.”  Emotional distress is considered to be pain and suffering.  However, where a public employee’s actions constitute willful misconduct, the plaintiff did not need to satisfy the verbal threshold.

The Appellate Division agreed that the record did not reflect medical treatments in excess of $3,600.  However, based upon the allegation of the investigator’s purported destruction of evidence and the prosecutor’s alleged use of false testimony constituting willful misconduct, they found that the verbal threshold provision would be inapplicable.

In summary, the court agreed that all claims against the prosecutor’s office and the State were properly dismissed.  Further, all claims based upon defendants’ allegedly improper motivation to prosecute the plaintiff, the constitutional claims based upon the defendants’ alleged known use of false testimony before the grand jury or at plaintiff’s trial, and all claims against the two prosecutors based upon their alleged destruction of evidence were all properly dismissed. 

However, the Court reversed and vacated the dismissal against the investigator Haviland based upon his alleged destruction of evidence, all claims against the individual defendants based upon their alleged coercion of witnesses and the common law claims against the two prosecutors based upon their alleged presentation of false testimony to the grand jury and/or at trial.  But, upon remand, the plaintiff was ordered “to provide specific details about the purported coercion, including the specific defendant(s) alleged to be involved, when the conduct occurred, and whether the witness later testified before the grand jury or at plaintiff’s trial.”

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