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(Goldschmidt v Ford St., LLC)Tj
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(2009 NY Slip Op 00505)Tj
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(Decided on January 27, 2009)Tj
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(Appellate Division, Second Department)Tj
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(New York State Law Reporting Bureau)Tj
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( pursuant to Judiciary )Tj
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(Law \247 431.)Tj
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(SUPREME COURT OF THE STATE OF NEW YORK)Tj
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(APPELLATE DIVISION : SECOND JUDICIAL DEPARTMENT)Tj
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( )Tj
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(ROBERT A. SPOLZINO, J.P. )Tj
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(DANIEL D. ANGIOLILLO )Tj
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(THOMAS A. DICKERSON )Tj
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(ARIEL E. BELEN, JJ. )Tj
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(2008-00912 )Tj
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(\(Index No. 21262/05\) )Tj
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(Alexandr Goldschmidt, et al., respondents, )Tj
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(v)Tj
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(Ford Street, LLC, et al., appellants. )Tj
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(Peter Klose, Nyack, N.Y., for appellants. )Tj
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(Jonathan S. Roller, Brooklyn, N.Y., for respondents. )Tj
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(DECISION & ORDER )Tj
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(In an action, inter alia, to recover damages for trespass to real proper\
ty, and pursuant to RPAPL )Tj
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(article 15 to quiet title to real property, the defendants appeal, as li\
mited by their brief, from so )Tj
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(much of an order of the Supreme Court, Kings County \(Knipel, J.\), date\
d November 16, 2007, as )Tj
T*
(denied those branches of their motion which were for summary judgment di\
smissing the )Tj
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(complaint and to vacate a preliminary injunction contained in an order o\
f the same court dated )Tj
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(December 12, 2005. )Tj
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(ORDERED that the order dated November 16, 2007, is reversed insofar as a\
ppealed from, on the )Tj
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(law, with costs, and those branches of the defendants' motion which were\
for summary judgment )Tj
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(dismissing the complaint and to vacate a preliminary injunction containe\
d in the order dated )Tj
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(December 12, 2005, are granted. )Tj
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(The plaintiffs and the defendant Ford Street, LLC \(hereinafter Ford\), \
own neighboring residential )Tj
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(lots in Brooklyn. For more than 10 years prior to the commencement of th\
is action, a fence has )Tj
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(separated the driveways of these lots. The fence currently in place was \
installed in 2001 jointly )Tj
T*
(by the plaintiffs and Ford's predecessors in title, and replaced an old \
fence which was located in )Tj
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(the same place. )Tj
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(In 2004 Ford purchased its lot and thereafter learned that its property \
line extended approximately )Tj
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(eight inches beyond the fence and into the plaintiffs' driveway. After d\
iscovering nails driven into )Tj
T*
(the driveway to mark a boundary line, the plaintiffs commenced the insta\
nt action against Ford )Tj
T*
(and two other entities allegedly involved in an ongoing construction pro\
ject, Executive Partners, )Tj
T*
(LLC \(hereafter Executive\), and Klondike Construction Corp. \(hereafter\
Klondike\), claiming title )Tj
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(to the eight-inch strip of land by adverse possession. The defendants mo\
ved, inter alia, )Tj
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([*2])Tj
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(for )Tj
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(summary judgment dismissing the adverse possession cause of action on th\
e ground that the )Tj
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(plaintiffs could not establish the elements of claim of right and hostil\
ity, and that the plaintiffs did )Tj
T*
(not cultivate or improve the property. The plaintiffs cross-moved for su\
mmary judgment on their )Tj
T*
(adverse possession cause of action. The Supreme Court denied both that b\
ranch of the defendants' )Tj
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(motion which was for summary judgment dismissing the adverse possession \
cause of action and )Tj
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(the cross motion. )Tj
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(A party seeking to obtain title by adverse possession must prove by clea\
r and convincing )Tj
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(evidence the following common-law requirements of adverse possession: \(\
1\) that the possession )Tj
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(was hostile and under claim of right; \(2\) that it was actual; \(3\) th\
at it was open and notorious, \(4\) )Tj
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(that it was exclusive; \(5\) and that it was continuous for the statutor\
y period of 10 years \()Tj
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(DuMaurier v Lindsay-Bushwick Assoc. L.P., )Tj
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(39 AD3d 460)Tj
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(; )Tj
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(Hall v Sinclaire, )Tj
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(35 AD3d 660)Tj
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(\). )Tj
-24.054 -1.63333 Td
(Additionally, where the adverse possession is not founded upon a written\
instrument, as in the )Tj
0 -1.5 TD
(instant case, the possessor must also establish that the disputed proper\
ty was either "usually )Tj
0 -1.50281 TD
(cultivated or improved" or "protected by a substantial inclosure" \(RPAP\
L 522; )Tj
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(see Hall v )Tj
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(Sinclaire, )Tj
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(35 AD3d 660)Tj
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(\). )Tj
0 -2.89999 TD
(The defendants presented evidence establishing, prima facie, that the pl\
aintiffs cannot prevail on )Tj
0 -1.5 TD
(their adverse possession claim, and the plaintiffs failed to raise a tri\
able issue of fact in )Tj
T*
(opposition. Specifically, the plaintiffs had cooperated with Ford's pred\
ecessors in title in )Tj
T*
(constructing and maintaining the fence separating the plaintiffs' drivew\
ay from the remainder of )Tj
T*
(Ford's lot. Thus, the plaintiffs' possession of the strip of land was no\
t "hostile," as the consensual )Tj
T*
(use of the area in question belies the plaintiffs' assertion that the po\
ssession constitutes an actual )Tj
T*
(invasion of or infringement on the owner's rights. "When permission can \
be implied from the )Tj
T*
(beginning, adverse possession will not arise until there is a distinct a\
ssertion of a right hostile to )Tj
0 -1.50281 TD
(the owner" \()Tj
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(Koudellou v Sakalis, )Tj
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(29 AD3d 640)Tj
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(, 641; )Tj
/TT1 1 Tf
(Congregation Yetev Lev D'Satmar v 26 )Tj
-4.96201 -1.63614 Td
(Adar N.B. Corp., )Tj
/TT0 1 Tf
(192 AD2d 501\). Here, the cooperative conduct of the parties over the ye\
ars was )Tj
T*
(consistent with the possessor's acknowledgment of Ford's predecessors' t\
itle \()Tj
/TT1 1 Tf
(cf. Walling v )Tj
0 -1.50282 TD
(Przyblo, )Tj
/TT0 1 Tf
(7 NY3d 228\). )Tj
0 -2.76666 TD
(Consequently, the Supreme Court erred in denying that branch of the defe\
ndants' motion which )Tj
0 -1.5 TD
(was for summary judgment dismissing the complaint. )Tj
0 -2.76666 TD
(In light of the foregoing, the parties' remaining contentions have been \
rendered academic and )Tj
0 -1.5 TD
(thus need not be reached. )Tj
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(SPOLZINO, J.P., ANGIOLILLO, DICKERSON and BELEN, JJ., concur. )Tj
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(ENTER:)Tj
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(James Edward Pelzer)Tj
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(Clerk of the Court)Tj
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