BRONX CAR PARK SYSTEMS INC v. FORDHAM HILL OWNERS CORPORATION (2023)

Order, Supreme Court, New York County (Andrea Masley, J.), entered on or about September 11, 2022, which denied defendants’ motion to change venue to Bronx County, unanimously affirmed, with costs.

The motion to change venue was not procedurally improper.  Defendants substantially complied with the statute by serving a demand together with the amended answer, then filing the motion within 15 days after service of the demand (see Ross v. City of Rochester, 8 N.Y.2d 1067, 1067–1068, 207 N.Y.S.2d 282, 170 N.E.2d 413 [1960];  Penniman v. Fuller & Warren Co., 133 N.Y. 442, 444, 31 N.E. 318 [1892];  Corea v. Browne, 45 A.D.3d 623, 624, 845 N.Y.S.2d 825 [2d Dept. 2007]).  However, it was properly denied by the court because plaintiff properly designated New York County, its principal place of business, as the place of trial in the first instance (see CPLR 503[c]), and defendants failed to meet the criteria set forth in CPLR 510 which would authorize, permit, or justify such a change.

Supreme Court properly denied defendants’ motion to change venue to Bronx County pursuant to CPLR 507.  Neither the amended complaint nor defendants’ counterclaims demand a judgment that would affect title to, or possession, use, or enjoyment of, the subject garage.  The claims concern issues of breach of contract, negligence, and for a declaration or counter-declaration as to which party is responsible to make nonstructural and structural repairs to the garage under the lease agreement, without seeking rescission or termination of that lease (see Fish v. Davis, 146 A.D.3d 485, 486, 45 N.Y.S.3d 46 [1st Dept. 2017];  Rubinstein v. Bullard, 285 A.D.2d 366, 367, 726 N.Y.S.2d 660 [1st Dept. 2001]).  That plaintiff sought a Yellowstone injunction to prevent it from being evicted from the premises during the pendency of the action does not compel a different result, as it merely preserves the status quo until the matter is resolved by the court.  Similarly, defendants’ counterclaims for injunctive relief do not seek that plaintiff be permanently barred from providing parking services so as to trigger CPLR 507.