Court Opinion

ID: 9919407
Source: CourtListenerOpinion
Date Created: 2024-01-18 15:05:51.139903+00
Date Added: 2024-06-11T08:06:10.743792
License: Public Domain

NOT FOR PUBLICATION WITHOUT THE
                               APPROVAL OF THE APPELLATE DIVISION
        This opinion shall not "constitute precedent or be binding upon any court ." Although it is posted on the
     internet, this opinion is binding only on the parties in the case and its use in other cases is limited. R. 1:36-3.

                                                        SUPERIOR COURT OF NEW JERSEY
                                                        APPELLATE DIVISION
                                                        DOCKET NO. A-3938-21

PAUL SCHORR,

          Plaintiff-Appellant,

v.

THE PLANNING BOARD OF
THE CITY OF TRENTON and
VISTA CENTER
DEVELOPMENT, LLC,

     Defendants-Respondents.
______________________________

                   Submitted December 5, 2023 – Decided January 18, 2024

                   Before Judges Whipple and Paganelli.

                   On appeal from the Superior Court of New Jersey, Law
                   Division, Mercer County, Docket No. L-0711-22.

                   Paul Schorr, appellant pro se.

                   McGill & Hall LLC, attorneys for respondent The
                   Planning Board of the City of Trenton (George D.
                   McGill, of counsel and on the brief).
             Sills Cummis & Gross, PC, attorneys for respondent
             Vista Center Development, LLC (Mark Evan
             Duckstein, of counsel and on the brief).

PER CURIAM

      Paul Schorr (Schorr) appeals from the June 27, 2022 order dismissing, as

untimely, his challenge of the Planning Board of the City of Trenton's (Board)

approval of Vista Center Development, LLC, project (Vista or Vista Project).

We affirm.

                                        I.

      We glean the facts and procedural history from the motion records. On

April 14, 2021, Vista filed an application with the Board for variances and final

and preliminary site plan approvals. On August 12, 2021, the Board held a

public hearing to consider the Vista Project. The Board heard testimony on

behalf of Vista, public comment, and objection from Schorr.

      After Vista's presentation, but before the Board's vote, the following

interaction transpired on the record:

             [Board Member]: . . . there[ is] some question in some
             of the correspondence about right to salvage material
             from the building before it comes down? Is that a
             consideration of yours . . . ?

             [Vista]: Yeah, absolutely. Yeah. Do you want any
             bannisters or?

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            [Board Member]: I might just want that iron fence from
            in front of the building.

            [Vista]: Well, it [is] all yours. . . . We[ will] be happy
            to work with historic preservation. . . .

            [Board Attorney]: Okay, we[ will] add that condition.

            [Board Member]: Thank you.

            [Board Chairperson]: Coordinate through either the
            Historic Commission or the Landmarks folks with that?

            [Vista]: Sure.

The Board voted to approve the application. In a September 23, 2021 resolution,

the Board "memorializ[ed] its August 12, 2021 approval of the application

. . . ." Included in the resolution was the condition that "[t]he applicant shall

make materials from the existing buildings available for salvage."            On

September 29, 2021, the Times of Trenton published notice of the Board's

resolution granting Vista's application.

      On November 12, 2021, forty-four days after the Board's notice of

publication of the Vista resolution, Schorr filed a "Complaint In Lieu of

Prerogative Writs and for Other Relief" (Initial Complaint) against the Board;

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Vista; and another developer.1      The Initial Complaint alleged the Board's

approval was arbitrary, capricious and unreasonable and the Board member's

request for the historic fence created a conflict of interest.     Schorr sought

reversal of the approvals and a remand "in view of the potential conflict of

interest."

      In response to the Initial Complaint, Vista filed a motion to dismiss

arguing, in part, Schorr, "c[ould ]not challenge two distinct and unrelated project

approvals in a single action." Schorr opposed that part of the motion arguing

"that both matters 'involve common questions of law,' and it is in the interest of

judicial economy to consider the projects together."

      On January 25, 2022, the motion judge heard the parties' oral arguments

and, in a written opinion, found "[Schorr's] [c]omplaint improperly join[ed]

legal challenges to two separate and distinct claims." He found joinder was not

required under Rule 4:28-1, nor permitted under Rule 4:29-1. The motion judge

noted Schorr "remain[ed] free to bring an action against each project separately[

and he was] not pass[ing] judgment on the merits of . . . [the] [c]omplaint." The

1
   The other developer is Ajax Holdings II, LLC (Ajax). Ajax had the same
principals and attorneys as Vista, but their projects were separate.

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                                        4
motion judge entered an order dismissing Schorr's Initial Complaint without

prejudice.2

      On April 20, 2022, Schorr filed a New Complaint against the Board and

Vista. On June 6, 2022, Vista filed a motion to dismiss the New Complaint as

untimely under Rule 4:69-6(a).

      Vista acknowledged "[i]f there w[as] no time left from the original [forty-

five] day period in which . . . Schorr had to initiate his claims . . . or even just

insufficient time left, . . . Schorr might reasonably assert that he should be

afforded a brief period of additional time to . . . re-fil[e] . . . ." However, Vista

contended, "[u]nder any measure of days: (1) date of publication of notice,

September 29, 2021, to date of filing [N]ew [C]omplaint, April 20, 2022—129

days or (2) date of motion judge's January 25, 2022 order to date of filing new

complaint, April 20, 2022—84 days" the [N]ew [C]omplaint was untimely under

2
   Schorr's Notice of Appeal does not include the January 25, 2022 order of
dismissal. "Therefore th[e] order[ is] not within the scope of his appeal, and we
will not address [it]." 30 River Court East Urban Renewal Co. v. Capograsso,
383 N.J. Super. 470, 474 (App. Div. 2006) (citing R. 2:5-1(f)(3)(i); Fusco v. Bd.
of Educ. of Newark, 349 N.J. Super. 455, 460-62 (App. Div. 2002)). However,
we note that Rule 4:30 provides "[m]isjoinder of parties is not ground for
dismissal of an action. Parties may be dropped or added by the court order on
motion by any party or its own motion. Any claim against a party may be
reserved or severed and proceeded with separately by court order."

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the Rule. Vista argued "under no circumstances would [Schorr] be entitled to

more than [forty-five] additional days to do so, and certainly not an additional

period of time that is almost double the amount provided by R[ule] 4:69-6(a)

. . . ."

           Schorr opposed the motion arguing, in part: (1) Vista's calculation of the

days for filing was "arbitrary," because as of the motion judge's January 25,

2022 order, the forty-five-day time period had elapsed; and (2) the Board failed

to "submit[] any papers in response" to the Initial or New Complaints.

           The motion judge heard the parties' oral arguments on June 25, 2022. On

June 27, he authored another written opinion. The motion judge found Schorr's:

                 complaint . . . violat[ed] . . . Rule 4:69-6(a). On
                 September 29, 2021, . . . Vista's application for land use
                 approvals was published in the Times of Trenton. . . .
                 On November 12, 202[1], forty-four days after notice,
                 [p]laintiff filed his [I]nitial [C]omplaint . . . . This
                 [c]ourt dismissed the same on January 25, 2022.
                 Plaintiff filed [the New Complaint] on April 20, 2022,
                 eighty-four days after his [I]nitial [C]omplaint was
                 dismissed. The [c]ourt d[id] not factor the pendency of
                 the [I]nitial [C]omplaint into its calculations.

Recognizing the "Initial Complaint was filed at the forty-four day mark" the

motion judge "under[stood] that [Schorr] would require additional time to

submit a new [complaint, but] his understanding [wa]s not limitless." The

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motion judge found the "additional time" would not be "a protracted period . . .

almost twice the amount of time provided under Rule 4:69-6(a)."

      Finding "Rule 4:69-6 exists to provide 'stability and finality to public

actions,'" the motion judge granted Vista's motion to dismiss with prejudice

because the complaint was untimely.          The motion judge "dismiss[ed] the

complaint in its entirety, notwithstanding the failure of the [Board] to file a

responsive pleading." The judge reasoned

            [a] filing out of time is out of time as to all [d]efendants
            and to leave the complaint open against the public body
            [Board], or to permit the entry of default against it,
            would merely require the . . . Board to seek to vacate
            default and then file a successful motion to dismiss the
            complaint. That is not a wise use of judicial or public
            resources.

      Here, Schorr argues the motion judge erred: (1) "in determining that [he]

did not comply with Rule 4:69-6 when the action commenced on November 12,

2021, forty[-]four . . . days after the notice of decision published on September

28, 2021"; (2) "in dismissing the conflict of interest after sworn statements by

[a] board member, 'I might just want that iron fence from in front of the building'

and by [Vista], 'Well it[ is] yours'"; and (3) "dismissing the request to permit the

entry of default against the . . . Board after stating on the record that they had

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not filed responsive pleadings."         We conclude Schorr's arguments are

unavailing.

                                         II.

      This appeal presents issues regarding the application of Rule 4:69-6.

"Appellate review of the meaning of the New Jersey Court Rules is de novo."

State v. Dickerson, 232 N.J. 2, 17 (2018).

                                         A.

      "The immediate issue before us is whether [Schorr] filed a timely action

in lieu of prerogative writs[, Rule 4:69-6,] challenging the validity" of the

Board's approval of the Vista project. In re Ordinance 2354-12 of W. Orange,

223 N.J. 589, 596 (2015). Rule 4:69-6(b)(3) provides:

              [n]o action in lieu of prerogative writs shall be
              commenced . . . to review a determination of a planning
              board . . . after [forty-five] days from publication of a
              notice once in the official newspaper of the
              municipality or a newspaper of general circulation in
              the municipality . . . .

      Schorr argues that he complied with the Rule because he "commenced [an

action] within [forty-four] days after publication of the notice of decision." In

effect, he avers the timely filing of his Initial Complaint satisfied the Rule's

timing requirement, and, thereafter, he was free to file the New Complaint

regardless of the timeframe required by the Rule. We disagree.

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      The Rule is "designed to give an essential measure of repose to actions

taken against public bodies." Tri-State Ship Repair & Dry Dock Co. v. City of

Perth Amboy, 349 N.J. Super. 418, 423 (App. Div. 2002) (quoting Washington

Twp. Zoning Bd. of Adj. v. Washington Twp. Planning Bd., 217 N.J. Super.

215, 225 (App. Div. 1987)).

      The Initial Complaint was timely filed, forty-four days after public notice

of the Vista project. However, even assuming the time period tolled on the date

of filing of the Initial Complaint and resumed after entry of the dismissal order,

Schorr waited another eighty-four days, after the entry of the dismissal order, to

file the New Complaint. His delay nearly doubles the Rule's forty-five-day

requirement, solely in the time after dismissal.

      The motion judge and Vista's counsel anticipated the New Complaint

would take "additional time" to file. Indeed, we recognize Schorr filed the Initial

Complaint with only one day remaining under the Rule, the resultant dismissal

left him little or no time to file anew. Therefore, a reasonable amount of

additional time was necessary to allow for the filing of the New Complaint.

However, we conclude Schorr's additional eighty-four-day delay was inordinate.

To countenance such a late filing would frustrate the design of the Rule, "to give

an essential measure of repose to actions taken against public bodies." Tri-State

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                                        9
Ship, 349 N.J. Super. at 423. In filing his New Complaint eighty-four days after

dismissal of his Initial Complaint Schorr violated the Rule. Therefore, his

complaint is barred.

                                        B.

      Schorr argues that the Board member's question regarding the salvage of

iron fencing rises to the level of a conflict of interest.      This argument is

misguided.

      A claim alleging a conflict of interest on the part of a board member is an

important public interest that may warrant enlargement under Rule 4:69-6(c).

See Haggerty v. Red Bank Borough, 385 N.J. Super. 501, 511 (App. Div. 2006).

However, Schorr explains that he "raises the issue of a [c]onflict of [i]nterest[,]

not to ask for an enlargement[ of the forty-five-day period under Rule 4:69-

6(c)], but to seek reversal of the [Board's] decision."

      Therefore, Schorr's conflict of interest argument goes to the merits of the

Board's approval. In challenging the merits Schorr must comply with Rule 4:69-

6(a)(3). Since we conclude Schorr failed to comply with Rule 4:69-6(a)(3), his

conflict of interest argument is barred. See Matter of Borough of Englewood

Cliffs, 473 N.J. Super. 189, 205 (App. Div. 2022) (holding the Borough was

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                                       10
time barred by Rule 4:69-6 from asserting a conflict of interest in challenging

its own action in approving settlements).

                                       C.

Schorr argues the motion judge erred in "dismissing the request to permit the

entry of default against the . . . Board after stating on the record that they had

not filed responsive pleadings." We disagree.

      Our conclusion that Schorr's New Complaint was filed untimely applies

equally to Vista and the Board. We agree with the motion judge that to allow a

futile entry of default would be a waste of judicial and public resources.

      Rule 1:1-2 provides:

            The rules . . . shall be construed to secure a just
            determination, simplicity in procedure, fairness in
            administration and the elimination of unjustifiable
            expense and delay. . . . [A]ny rule may be relaxed or
            dispensed with by the court in which the action is
            pending if adherence to it would result in an injustice.
            In the absence of rule, the court may proceed in any
            manner compatible with these purposes and, in civil
            cases, consistent with case management/trial
            management guidelines set forth in Appendix XX of
            these rules.

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                                       11
      Here, Schorr was provided with a full and complete opportunity to argue

the merits of the timeliness of his filing. Therefore, we conclude the dismissal

as to all defendants, including the Board, was appropriate.

      Affirmed.

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