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1820 Lmgleslown Road
PO Box G0545
Harrisburg, Pennsylvania 1710G-0545
TelepllOne NUlI1bur (717) 2:\4-3700
Fax Nllmber (717) 234,8212
Attorneys for Plalnl1fl
DONOVAN MICHAEL LUKEHART
Plaintiff
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY,
PENNSYLVANIA
v,
WESTGATE GARDEN ASSOCIATES,
LIMITED PARTNERSHIP; SPRINGWOOD
GROUP, LIMITED; SUSQUEHANNA
PROPERTY MANAGEMENT, INC" Ud/b/a
S. P,M" INC,;
Defendants
NO, 98-6226 Civil Term
CIVIL ACTION - LAW
JURY TRIAL DEMANDED
PLAINTIFF'S BRIEF IN OPPOSITION TO DEFENDANT'S PRELIMINARY OBJECTIONS
IN THE NATURE OF A DEMURRER
The Plaintiff, MICHAEL DONOVAN LUKEHART, by and through his attorneys,
SHOLLENBERGER & JANUZZI, LLP, and files Plaintiff Brief in Opposition to Defendant's
Preliminary Objections in the Nature of a Demurrer.
I. FACTS,
On November 29, 1996, between the hours of 6:00 a.m, and 7:00 a.m., Plaintiff
left his apartment, located in a complex owned by the Defendants herein, and began
walking to his car. While walking across the parking lot to his vehicle, the Plaintiff slipped
and fell on a patch of ice which had formed in a depression in the parking lot. As a result
of the fall, Plaintiff sustained serious and permanent injuries and subsequently filed this
action,by Writ of Summons on November 2, 1998 and by Complaint on January 26, 1999.
In response to Plaintiffs Complaint, Defendant filed the instant Preliminary
Objections in the nature of a Demurrer.
II. QUESTIONS PRESENTED,
DOES THE PLAINTIFF'S COMPLAINT PLEAD SUFFICIENT FACTS TO
SUSTAIN A CAUSE OF ACTION UNDER THE LAW OF THIS
COMMONWEALTH?
SUGGESTED ANSWER: IN THE AFFIRMATIVE.
III. ARGUMENT.
Defendant filed Preliminary Objections in the nature of a Demurrer alleging that
since Plaintiff failed to plead that the ice upon which he slipped and fell was not in a
nature of hills and ridges, Plaintiff failed to pleud sufficient facts to sustain a claim,
However, the "hills and ridges" doctrine is only applicable when there has been a finding
that generally slippery conditions existed in the community at the time of Plaintiffs fall,
This legal standard is long standing. In Tonik v. Apex Garaqes, Inc" 442 Pa, 373,275
A.2d 296 (1971), the Pennsylvania Supreme Court stated, "[p]roof of 'hills and ridges' is
necessary only when it appears that the accident occurred at a time when general
slippery conditions prevailed in the community...." Tonik. 275 A,2d at 298, Interestingly
enough, this standard was recently affirmed by the Superior Court in a case cited in
Defendant's Brief, Morin v. Travelers Rest Motel. Inc, Pa. Super. 704, A.2d 1085 (1997).
The Morin Court stated, "a prerequisite to the application ofthe "hills and ridges" doctrine
is a finding of generally slippery conditions as opposed to isolated icy patches. Morin
704 A,2d at 1088 (emphasis added), Since there has been no finding herein that
generally slippery conditions existed at the time of Plaintiffs fall, the "hills and ridges"
doctrine is inapplicable to this case.
Therefore, Plaintiff is not required to plead that the ice upon which he slipped and
fell was in the nature of hills and ridges,
IV. CONCLUSION.
For the reasons set above, Plaintiff respectfully requests this Honorable Court
strike Defendants' Preliminary Objections in the nature of a Demurrer,
SIIOI t 1"111 RejlR "" J.\"III,III'
1820 Llllgleslowll Road
POBox 60~4~
Harrisburg, Pellllsylvarll:J 17106,O~.1~1
Tel(!pl1ol1o NUlllber (717) 2:J4,37()()
Fax Number (717) 234-8212
Attome s lor Plillnllff
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY,
PENNSYL VANIA
DONOVAN MICHAEL LUKEHART
Plaintiff
v,
WESTGATE GARDEN ASSOCIATES,
LIMITED PARTNERSHIP; SPRINGWOOD
GROUP, LIMITED; SUSQUEHANNA
PROPERTY MANAGEMENT, INC" Vd/b/a
S. P.M.. INC.:
Defendants
NO, 98.6226 Civil Term
CIVIL ACTION - LAW
JURY TRIAL DEMANDED
CERTIFICATE OF SERVICE
AND NOW this 31 st day of March, 1999 I hereby certify that I have served Plaintiff's Brief
in Opposition to Defendant's Preliminary Objections in the Nature of a Demurrer. to the
following by depositing a true and correct copy of same in the United States mail, postage
prepaid, addressed to:
C, William Shilling, Esq,
100 Pine Street, Suite 300
Harrisburg, Pa, 17101
Respectfully submitted,
SHOLLENBERGER & JANUZZI, LLP
By:
Dated: March 31, 1999
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Complaint on thc Plaintiff 011 or ahoutlkccmhcr 17, IIJlJS. The PlaintlfTlhcn likil his
Complaint on or ,thoul January 2(" I 'J'JlJ,
In his Complaint the Plaintiff alkges that on Novcmher 2'J, I 'J'J6, hetwecn the
hours of(J:<)() a.m, aI1l17:()() a,m" hc was walking onthc common parking lot of his ilpilrtmcnt
building, walking towards his motor vehick, whcn hc slippcd and fdl on a patch ofiee which
had fonned in a depression inlhe parking lot. Plaintiff docs not contcad (hat he was caused to
fall due to hills and ridgcs in the parking lot.
II,
QUESTION:
Should Defendants' demurrer he sustained hecause Plaintiffs Complaint fails to
plead facts showing an actionable breach of duty owed or the legal causation.
Suggested Answer: Yes
Ill,
ARGUMENT:
A demurrer tests the Complaint's legal sufficiency, It is an assertion that, as a
matter of law, the pleading docs not set forth a cause of action upon which relief can be granted.
CO/lIllv of Alle/dIellv v, COlIIlIIOllwealth of Pellllsvlvallia. 507 Pa, 360490 A,2d 402,408(1985);
Ralleri v, DePolo. 65 Po, COIIWI, 183,441 A,2d 1373(1982). While for the purposes ofa demur,
the Complaints faetual allegations must be accepted as true, any argumentative allegations or
expressions of opinion are not so accepted. Chesler Unlalld School Dislricl v, YesaVIll!e, 653
A.2d 1319(Pa. COIIIIII. 1994). A court will sustain a demurrer whenever it appears thatthe law
pennits no recovery under the facts pleaded. COUll Iv of Allel!hellv, Supra. 490 A,2d a1408.
The doctrine of hills and ridges was developed to protect municipalities from
unreasonable exposure to liability for injuries caused by climatic conditions, In order to prevail
under the doctrine, Plaintiff must show more than a landowner's failure to exercise reasonable
carc. Plaintiff has the additional burd~n ofdeJl111nslrating Ihat ifice and snow has been on the
ground a sufficicntlcngth of time to accumulate as "hills and ridges," See 11'1'1/1: \'. /'clIlI.\'I\'Ofld
Avtlrlmellls, 3591'tI, S/lpl'/', /,5/8 A,;!d 3/4(/986), The doctrine of "hills and ridges" applies
with equal force to both public and private spaces ill,
In ordcr to rccovcr for a fall on an ice or snow covered surface, a plaintiff is
requircd to prove:
I. ThaI snow and icc had accuJl1ulatcd on thc sidcwalk, ridges or elcvations of
such size and character as to unreasonable obstruct travel and consti(ule a
dangcr to pedestrians traveling thereon;
2, Thatlhc properly owncr had nOlice, eithcr actual or constructive, the cxistencc
of such condition;
3. There was a dangerous accumulation of snow and ice which caused the
plaintifflo fall.
See Rillaldi v, LeVine, 406 Pa. 74/776 A.2d 623 (1962); Morin v, Traveler's Resl Molel, Ine"
_ Pa,Super. _, 704 A,2d /085 (/997).
In the instant case, the Plaintiff has not pled that he was caused to slip and fall on
hills and ridges which had accumulated on the packing lot, nor has he pled or shown that the
Defendant had notice, either actual or constructive, that there was any ice on the parking lot in
question, Plaintiff has pled only that he was forced to slip and fall on a patch of smooth ice
which he contends had fonned in a depression in the parking lot in question, He furlher has pled
that this occurred between 6:00 a.m, and 7:00 a.m, in the morning, As the eourl stated in Wenlz,
Supra" to require that one's walks be always free of ice and snow would be to impose an
impossible burden in view of the climatic conditions in this hemisphere.
SHOI.I,I',:'\III'I{(;LR'" l,:-.;t;/lI.IIP
I X20 Lingkstowl1 Road
P,O, lIox (,1))4)
Ilarrisbmg, P~nnsyl\'ania 1710(0,0)4)
Td~pbon~ "'lIl11b~l': (717) 2:14-.1700
Fax NlIl11b~l': (717) 2J4-X212
Altorn~Ys IiII' Plaintiff
MICHAFL DO:-;OVAN LUKFIIAIU
Plaintiff
1:'\ Till' COURT OF COMMO:'\ PLEAS
ClItl.lIlFRLAl\:l> COUNTY,
PFNi':SYLVAl\:IA
\',
WESTGATE GARDFN ASSOCIATFS,
LIMITED pARTNERSIIIp; SpRINGWOOD
GROUP. LIMITED; SUSQUEHANNA
PROPERTY MANAGEMENT. II\C", thl/h/a
S, p,M,. INC'.;
Defendants
NO. _::J.3 (.~:-) l,: I'"".. 'k""
CIVIL ACTION - LAW
JURY TRIAL DEMANDED
PRAECIPE FOR WRIT OF SUMMONS
TO THE PROTHONOTARY:
PLEASE ISSUE A WRIT OF SUMMONS AGAINST THE FOLLOWING
DEFENDANTS: THE DEFENDANT, WESTGATE GARDEN ASSOCIATES, A GENERAL
PARTNERSHIP WITH A MAILING ADDRESS OF RoO, #3, SPRINGWOOD RD" YORK, YORK
COUNTY, PENNSYLVANIA, 17402; THE DEFENDANT, SPRINGWOOD GROUP LIMITED, A
PENNSYLVANIA CORPORATION, A GENERAL PARTNER OF WESTGATE GARDEN ASSOCIATES
WITH A MAILING ADDRESS OF R.D, #3, SPRING WOOD RD" YORK, YORK COUNTY,
PENNSYLVANIA 17402; AND THE DEFENDANT, SUSQUEHANNA PROPERTY MANAGEMENT, INC"
A PENNSYLVANIA CORPORATION, tJd/b/a S,P,M, INCORPORATED, A GENERAL PJlHTNER OF
WESTGATE GARDEN ASSOCIATES, WITH A MAILING ADDRESS OF R.D, #3 SPRING WOOD RD"
YORK, YORK COUNTY, PENNSYLVANIA, 17402,
THE AFOREMENTIONED DEFENDANTS CAN ALL BE SERVED AT THE
FOLLOWING ADDRESS: R.D.#3 SPRINGWOOD RD., YORK, YORK COUNTY,
PENNSYLVANIA, 17402.
RESPECTFULLY SUBMITTED,
SHOLLENBERGER & JANUZZI LLP
Attorneys for Plaintiffs
(
By
I4A L . JANUZZI, Esq,
Attorney I. D, No, 65575
DATE: November 2,1998
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Commonwealth of Pennsylvania
County of Cumberland
Michael Donovan LukehiJrl
VI.
Coun tiC Corllmoll Pleas
Xo.
98-6226 Civil Term
-------------------------------------
IllXn
Wes t ga te Ga rden ^ssoc ia tes , In -.>::-tV.U..'Lc;,LtQ!L=__L_<!Ij___"'h.n__.n.
Limited Partnership; Springwood
Group, Limited; Susquehanna Property Management, Inc.,
t/d/b/a S. P.M., Inc.
RD #3 Springwood Road
York, P^ 17402
To ~E}~.~g.Cl~.~--q@!5.!!".l).Jl~."9.9.UH"_"J__!~.ttn.i ted Partnersh ip; Springwood Group,
Limited; Susquehanna Property Management, Inc., t/d/b/a S.P.M., Inc.
You art:' hereby notified that
Michael Donovan Lukehart
._------~---------------------------------------_._--------------------------------------~--------
the Plaintiff has commenced an action in h-9jYJ-.!:--~S;-~~Q~__:n~9_~___h___n____h_U________
against you which you are requin'd to deft'lld or a default judgment lIlay be entered against you,
(SEAL)
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Prothonotary
Date .Jy9..','!"!!!!?-'~!='nL..t29_~___.. :t9C....
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Cl,UrI Ilf Corllmon Pleas
VI.
~() -------.---
98-6226
civil Term
,uu IllX..
Wes t ga te Garden As soc ia tes , III __~J yJ.!..^.c_Li_Q!lu-=-__b.f.l.\Y____.. n__________
Limited Partnership; Springwood
Group, Limi ted; Susquehanna Property Managemen t, I nc. ,
t/d/b/a S.P.M., Inc.
RD "3 Springwood Road
York, PA 17402
To W.~~_~9.a.t.~..QS'J::q~_l]..I)?"9S;.t~_~~_O:;1.J,.t[!l.i ted Part ne rsh ip; Spr ingwood Group,
Limited; Susquehanna Property Management, Jnc.. t/d/b/a S.P.M., Inc.
You are hereby notified that .
Michael Donovan Lukehart
. . - .-- - -- -- --- - - - -- ----~ --- -- - -- - --- --_.- --..---.---------------- --------------- - - ---------- --- --
the Plamtiff has commenced an action in _h~_~yJ_~__~s:_~~2~1__:__~9_~~_____n___h______~___~___
against you which you arc required to defend or a default jud.~mcnt may be entered against you.
(SEAL:
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ProthQnotary
Date ..tl2.~~."1!.>.~!'__?_'nJ.29JL... :t!X....
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In The Court of Common Pleas of Cumberland County, P(,'nllsyl\'ania
M1ChiH.l j)OllllVclrl 1.1Ikpt\.Il"l
VS.
~Je5tCJ{lte (;cHdptl I\~;~;I)('. ('t.
d I.
No. _(I~~_~JJ/./~!. (' I I! I I
Serve: Sprinl)woocl CnHlp, Lillli t Pel
Now. ._lli ~.L'!J.I.
, II)
.1. SIIFRIFF OF ('1 ;\II\FI~I.\~I) cut ;NI Y.I':\, do
hcrcby dcputizc the Sheri ff of
V(Jrk
COllllt)' to cxewtc this Writ. this
dcputation being made at the rcquest and risk of the Plaintiff:
'.-7'''0,/ ~v.4?
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.,
Sll~nfr (d' Clll11b~r1alld COllnty. PA
Affidavit of Service
Now,
November 13,
. 19~. at~O_ o'c1oek P. M. servcd (hc
within
Summons In Civil Action
upon
Springwood Group, Limited
at
2350 Springwood Road, York, PA 17402
by handing to
Karen Hill, Receptionist
a
copy of the originulSurrurons In Civil Action
and made known to
her
the contents thereof.
So answers,
/ / /'2- . Z 'L A'..4~.:J..A-
Sheriffof YORK County, PA
David Sharp, Jr., Deputy Sheriff
Sworn and subscribed before
me this l8mlayof November. 19 ~
COSTS
SERVICE
MILEAGE
AFFIDA VIT
$
$
NOTARIAL SEAL
MI'US$A J, SHAFFI'R, ~ PubIo
CIl'folYcr1<, York0o",~
CommIBsjo,~ ~~p!f"", .'
In Thl' Court of COlllmolJ Picas of CUlllherland Coullty. Pt.'IlIIsyl":1nia
MiChel(' 1 f)'J!lflVdrl f,uk('hdff
\'5,
Wes l qll t.'.....Cot nJ('rJ ^~;S()('. , p'. d J .
No. IJB-h/)h CIVil
Serve: SuSqU(dlrlrHlil Property r'1(Hldql'lTlt'nl;-~rr"li"'-'/d/h!d r;.I'.H.. Irl('.
No\\',
.1'1
,I. SIII:RIFI, ur ('I i\1HFRI.:\~I) ('( 11 '~I Y. 1':\, do
hereby ueputile the Sheriff of ___''_
('ounty 10 ~\l'lUtc Ihis Writ, this
deputation being made al the requesl and risk of the Plaintiff. .
;/,,",""/ ,///
1, .-:~::.r>"""",,~ -r.~:i::[:~ ___
Shr.:riffofClll1lb:.;~lalld ('l'lImy. P:\
Affidavit of Service
Now,
November 13
.19~.at 3:10 o'c!ockP, M.servedlhe
within
Summons In Civil ActJon
upon
Susguehanna Property Management, Inc.
at
2350 Springwood Road, York, PA 17402
by handing to Karen Hill, Receptionist
a copy of the original SUrllTOn In Civil Action
and made known to
her
the contents thereof.
So answers,
Sworn and subscribed before
me this 18tltiayof November, 19 ~
/"/ 2~.{ /~.)....C
Sheriffof YORK County, PA
David Sharp, Jr., Deputy Sheriff
COSTS
SERVrCE
MILEAGE
AfFfDA VIT
$
l-
. , u
Cl1y of Yeri<, Yorl< Coonly
Commission Expi~~p'~ ~!.?r~?
$
i
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I.J\ \\ l )('FleFS ,)1'
I>EVI.IN, KAUI:I:i\lAN ANI) SIIII.II1"(;
ATfORNEY: C. WiIIi,lIl1 Shillin~
SUPREME COURT 1.1). NO.: 4f,'J')~
100 PINE STREET/SUITE .100
lIAIUUSIlUIH;,PA 17101
(717) 270.0700
,\Tnm~rYl'lm:
Ildclld,11I1
i\lIClIAFI. DONl)\' :\N LUKI'.IIAI(I, . IN TIlE CUURT l )1; U 1~I~H I;"; I'Lb\S
: (>I' (:UMIIERLAND U lllNTY, I'ENNSYLVANIA
I'l.linliff
\'\.
: J)l )CKET NO, 'i8.(,22(, civil '1'<'1'11I
WESTGATE GARDEN ASSOCIATES,
LIMITED PARTNERSHIP,
SPRING WOOD GROUP, LIMITED;
SUSQUEHANNA PROPERTY
MANAGEMENT, INC., I/d/h/,I
S,P.M"INC.,
: CIVIL ACTION. LA \VI
Ddend,tnlS
PRAECIPE FOR ISSUANCE OF RULE TO FILE COMPLAINT
'1'0'1'111'. PROTIIONOTAR Y:
Please issue a Rule upon the PlainlitTto tile a Plaintiffs Complaint within 20 days ofserviee
thereof or suffer judgment of non pros,
BY:
C.
lam Shilling, E.:?""
TO: Michael Donovan Lukehart, Plaintiff:
A rule is hereby entered upon you to tile a Complaint in the above matter within 20 days of
service hereof or suffer judgment of non pros,
DeAc' (j. n 'ff
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IS IIIE ('01 '1(1 (1I' (,O~I~ION 1'1l',AS
('I '~1I1I'.RL,'\~1l ('( lI'~ I)" I'ENNSYLVANIA
\"
WESHiATE (iARDEN ASSOCIATES, 1.I~IITEIl
I'ARTNERSIIII'; SI'RINGWOOD CiROIII',
1.I~IITED; SUS()UEIIANNA I'IWI'EIUY
,\IA:-li\(jb\lI:NT,INC..l/d/",'" S, I',~J.. I:-Ie.;
Defendants
:'\0, l)S.()~~(, ('I\'II Terlll
CIVIL ACTION. LA \\'
JURY TRIAL DEMANDED
NOTICE
YOU HAVE BEEN SUED IN COURT. If you wish to defend against the claims set forth in
the following pages, you must take action within twenty (20) days after this Complaint and Notice
are served, by entering a written appearance personally or by attorney and filing in writing with
the Court your defenses or objections to the claims set forth against you, You are warned that,
if you fail to do so, the case may proceed without you and a judgment may be entered against you
by the Court without further notice for any money entered against you by the Court without further
notice for any money claimed in the Complaint or for any other claim or relief requested by the
Plaintiff, You may lose money or property or other rights important to you.
YOU SHOULD TAKE THIS PAPER TO YOUR LAWYER AT ONCE. IF YOU DO
NOT HAVE A LAWYER OR CANNOT AFFORD ONE, GO TO OR TELEPHONE
THE OFFICE SET FORTH BELOW TO FIND OUT WHERE YOU CAN GET LEGAL
HELP.
CUMBERLAND COUNTY BAR ASSOCIATION
2 LIBERTY AVENUE
CARLISLE, PA. 17013
(717) 249.3166
.
.
..
SIII)II I \111 1/101 H .~ J\\IIII.I I I'
1 S~O Ill1fk'ltl\\ll Hll,HI
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Jl !HYI HIAI. 1>1;,~lANI>I:I>
1'OTI( 'IA
..;
LE HAN DEMANDADO A USTED EN LA CORTE, Si usted quiere defenderse de estas
demandas expueslas en las paginas siguientes, usted tlene veinte (20) dias de plazo al partir de
la fecha de la demanda y la notificacion,
;
'\
,
.
,
Usted de be presentar una apariencia escrita 0 en persona 0 por abogado y archivar en
la corte en forma escrila sus defensas 0 sus objeciones alas demandas en contra de su
persona, Sea avisado que si usted no se defiende, la corte tomaro medidas y puede entrar una
orden contra usted sin previo aviso 0 notoficacaion y por cualquier queja 0 alivio que es pedido
en la peticion do demanda, usted puede perder dinero 0 sus propiededas 0 otros derechos
importantes para usted,
LLEVE ESTA DEMANDA A UN ABOGADO IMMEDIATAMENTE, SI NO TIENE
ABOGADO 0 SI NO TIENE EL DINERO SUFICIENTE DE PAGAR TAL SERVICIO,
VAYA EN PERSONA 0 LLAME POR TELEFONO A LA OFICINA CUYA
DIRECCION SE ENCUENTRA ESCRITAABAJO PARA AVERIGUAR DON DE SE
PUEDE CONSEGUIR ASISTENCIA LEGAL,
~
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CUMBERLAND COUNTY BAR ASSOCIATION
2 LIBERTY AVENUE
CARLISLE, PA, 17013
(717) 249.3166
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\l'I.SHiATF (iAIWI;N ASSO( 'I,\II:S, I.I\IITU >
PARTNERSHIP; SPI(IN(i\\'OOI> (il(I>\II'.
I.IMITFIl; SlISQUEllANNA I'IWl'loRl Y
MANi\(iFMENT. INC t/d/MI S, 1',\1.. I)\;C,;
Iklcndants
NO, lJS.(122(, ("nl J I.'rm
CIVIL ACTIO:"; - I.A W
JURY TRIAI.IlF\IANIlEIl
COMPLAINT
AND NOW comes the Plaintiff, DONOVAN MICHAEL LUKEHART. by and through
his attorneys, SHOLLENBERGER and JANUZZI, LLP, and does respectfully represent the
following:
1. The Plaintiff, DONOVAN MICHAEL LUKEHART, is an adult individual who
currently resides in the tenement building and/or apartment and/or multiple dwelling
premises, known as "Westgate Gardens", 10Gated at 1129 Columbus Avenue, Apartment
Number 7, Lemoyne, 17043, Cumberland County, Pennsylvania;
2. The Defendant Landlord, Westgate Garden Associates, is a General Partnership,
with a mailing address of R.D, #3, Springwood Rd" York, York County, Pennsylvania,
17402;
3. The Defendant Landlord, Springwood Group Limited, a Pennsylvania Corporation,
is a general partner of the Defendant Landlord Westgate Garden Associates, with a mailing
address of R.D.#3, Springwood Rd., York, York County, Pennsylvania, 17402;
1
t.
l
4, The Defendant Landlord, Sll~;quellanna Property Management, Inc.. Ud/b/a S'p,M,
Inc" a Pennsylvilnla Corporation, IS ,1150 general partner of tile Defendant Landlord
Westgate Garden ASSOcliltes, willi a mailing address of RD,/l3 Sprin[J R.D, York, York
County, Pennsylvilnl!l 1/402,
5. At all times relevant hereto, tile aforementioned Defendant Landlords, Westgate
Garden Associates, Springwood Group Limited and Susquehanna Property Management,
Inc, Ud/b/a S,P,M, Inc" hereinafter known as the Westgate Gardens et. aI., were the
owners and/or operators and landlords of multiple tenement buildings and/or apartments
and/or multiple dwelling premises, hereinafter known as "Westgate Gardens", located at
1149 Columbus Avenue, Lemoyne, 17043, Cumberland County, Pennsylvania,
6. At all times relevant hereto, the Plaintiff, resided as a leasee and tenant in
Apartment Number7, in "Westgate Garden" owned and/or operated by the aforementioned
Defendants, WESTGATE GARDENS, et. al..
7. On November 1,1995 the Plaintiff, DONOVAN MICHAEL LUKEHART and the
Defendants, WESTGATE GARDENS, et, aI., entered into a residential lease agreement
for the leasing of 1129 Columbus Avenue, Apartment number 7,
8. The facts and circumstances hereinafter described occurred on November 29,
1996 between the hours of 6:00 a.m. and 7:00 a.m. on the common parking lot adjacent
to the dwelling housing the aforementioned Apartment Number 7 and other apartments
at "Westgate Garden", Pennsylvania owned and/or operated and maintained by the
Defendant Landlords.
9, At the aforesaid time and place, Apartment Number 7 and all other apartments
of the Westgate Garden complex had pre.designated assigned numbered parking spaces
to be used by tenants having an apartment within that specific dwelling.
10. At the aforesaid time and place, Plaintiff, DONOVAN MICHAEL LUKEHART,
exited his residence at Apartment Number 7, walked down a common exterior stairway of
the dwelling, and walked onto the aforementioned common parking lot to enter his
automobile, which was parked in its pre-designated assigned parking space number 11.
when he slipped, and fell on a patch of ice which had formed from accumulated
precipitation in a depression in the above referenced common parking lot, specifically in
2
the Plaintiff's pre-designated asslarH~d parklna space number 11.
11, The patch of ice upon which the PI;lIl1l1f1 slipped and fell was made up of Ice
which had accumulated in a depresslol1 mllw aforementioned common parking lot.
12, At all times relevant twwto, IIw Defcndant Landlords, WESTGATE GARDENS,
et. aI., retained control flS li1n(lInrds nf ;lllthn r.nrnmOI1 flf(1;JS of s;Jid apartment complex,
including the common parking lot in question,
13, As a result of the above described fall, Plaintiff, DONOVAN MICHAEL
LUKEHART, sustained serious and permanent injuries, including but not limited to:
a. Left Bimalleolar Ankle Fracture Dislocation;
b. Severe sprain and strain of the muscles, tendons, ligaments and other soft
tissues at or about the left ankle;
c, Severe shock to the nerves and nervous system; and
d, Extreme mental and physical anguish,
14. As a further result of the wrongful and liability producing conduct of the
Defendant herein, Plaintiff, DONOVAN MICHAEL LUKEHART, has been obliged to expend
various and diverse sums of money for medicine and medical care and treatment in and
about an effort to cure himself of the ills and injuries he has suffered and will be obliged to
do so in the future to his great detriment and loss,
15. As a further result of the wrongful and liability producing conduct of the
Defendant Landlords, WESTGATE GARDEN ASSOCIATES et. aI., herein, Plaintiff,
DONOVAN MICHAEL LUKEHART, has suffered a loss of his earnings and earning
capacity, and has and may continue to suffer such loss and depreciation for an indefinite
time into the future.
16, As a further result of the wrongful and liability producing conduct of the
Defendant herein, Plaintiff, DONOVAN MICHAEL LUKEHART, has undergone great
physical pain and anguisr'" as well as embarrassment and humiliation and will continue to
endure the same for an indefinite time into the future to his great detriment and loss,
17, As a further result of the wrongful and liability producing conduct of the
Defendant herein, Plaintiff, DONOVAN MICHAEL LUKEHART, has been extremely
3
inconvenienced and unable to attend to his life's daily activities as well as hilving been
deprived of life's pleasures and will continue to suffer same for an indefinite time into the
future to his great detriment and loss,
18, As a further result of the wrongful and liability producin[J conduct of the
Defendant herein, Plaintiff, DONOVAN MICHAEL LUKEHART has suffered other expenses
and losses.
COUNT 1
NEGLIGENCE PER SE
19, Paragraphs 1 through 18 of Plaintiffs Complaint are incorporated herein by
reference and made a part hereof as if set forth in full.
20. The aforesaid incident and resulting injury to the Plaintiff, DONOVAN
MICHAEL LUKEHART, were a direct and proximate cause of, the Defendant Landlords
WESTGATE GARDENS, et. aI., breach of required duties specified as a matter of law
in Title 68 P.S. Section 250.502.A.
21. The Defendant, WESTGATE GARDENS et. aI., failed to exercise the duty of
reasonable care for safety as required by law in Title 68 P.S. Section 250.502.A, by not
properly maintaining the common parking lot of the tenement building by allowing
depressions and cracks to form which would allow water to accumulate in these
depressions and cracks which could freeze and create a foreseeable hazard,
22, The Defendant, WESTGATE GARDENS et. aI., failed to exercise the duty of
reasonable care for safety as required by law in Title 68 P.S, Section 250,502-A, by not
properly maintaining the common parking lot of the tenement building by not properly
removing the accumulation of ice which had formed in depressions in the
aforementioned parking lot.
23. The Defendant, WESTGATE GARDENS et. aI., failed to exercise the duty of
reasonable care for safety as required by law in Title 68 P.S, Section 250,502-A, by not
properly maintaining the common parking lot of the tenement building premise by not
placing cinders or salt down on the parking lot to ensure that ice would not form in the
depressions of the parking lot.
4
COUNT"
BB!;ACH OF LEASE AGREl;l..tENT
24, Paragraphs 1 through 23 of Plaintiffs Complaint are incorporated herein by
reference and made a part hereof as if set forth in full.
25, The aforesaid incident and resulting injury to the Plaintiff, DONOVAN
MICHAEL LUKEHART, is due to the Defendant, WESTGATE GARDENS et.al.,
breach of the aforementioned mutually entered into lease agreement, specifically
paragraph 8, which states as follows:
AFFIRMATIVE COVENANTS OF LANDLORD. The landlord agrees to:
(a) Maintain the leased premises and common areas in such a manner a~ to
comply with all state and local codes, statutes, ordinances and regulations
governing the maintenance, operations ans use of the premises,
COUNT III
NEGLIGENCE
26, Paragraphs 1 through 25 of Plaintiffs Complaint are incorporatad herein by
reference and made a part hereof as if set forth in full,
27. The aforesaid incident and resulting injury to the Plaintiff, DONOVAN
MICHAEL LUKEHART, was caused as a direct and proximate result of the negligence,
carelessness and recklessness of the Defendant, WESTGATE GARDENS et. aI., which
consisted of:
a. Allowing the accumulation of ice on the above referenced parking lot;
b. Failing to remove the accumulation of ice which had formed in a
depression in the above referenced parking lot;
c. Failure to place salt or cinders or take any other steps or precautions to
eliminate the obviously dangerous condition of the above referenced
parking lot;
5
e. Failing to exerclso roasonablo care to dl!;(;ovf)r the obVIOUS dan(Jerous
condition In tho above rufewncec! common parkul(J lot ;11111 tho
unreasonable fisk It posed;
f. Failure to warn Its less()()s of the obvious danqerous condition of the above
referenced PilrkimJ lot;
g, Failure to exercise the duty of reasonable care required of lessors to their
lessees to protect lessees from known and obvious dangerous conditions
existing on that part of the premises controlled by the lessor;
h, Failing to keep the above referenced common parking lot in good repair
and free from depressions and cracks where water could accumulate and
freeze and create an unreasonable risk to leasees parKing their
automobiles ,
28, The aforesaid incident was caused solely and exclusively by the wrongful
and liability producing conduct of the Defendant, WESTGATE GARDENS et. al..
WHEREFORE, Plaintiff, DONOVAN MICHAEL LUKEHART, demands judgment
against the Defendant, WESTGATE GARDENS et. aI., for an amount in excess of
thirty-five thousand dollars and in excess of the amount requiring compulsory
arbitration,
Respectfully submitted,
LAW OFFICES TIMOTHY A, SHOLLENBERGER
r.
By:
rl J, ~ uzzi
Attorney I.D. No, 65575
Dated: January 25, 1999
6
AFFII>A VIT
COMMONWEALTII OF J>ENNSYLV At'IA
; SS
COUNTY OF IMUJ>IIIN
I, lXNNN'J MIOVlEL UA<EIWU
, being duly sworn according to law deposes
and savs that I am the Plaintiff in the foregoing action; that the facts and allegations
" ... ... ...
contained herein an: based upon facts given by me to my counsel and arc tme and correct
to the best of my knowlege, information, ami belief; that the language of said
ClJv'f'LA I NT
is that of my counsel and that I have relied upon
counsel in making this
CThV'LA I NT
based upon my
information.
l '/ f k'/;~! /'
,If $/~f( v '(,.bU
Sworn to and subscribed before me,
a Notary Public, this 25 th day of
January 1999
"'--..--.--.
U. ;':
".:,
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Slir.UPS,OOC\AfFlDAVT
1.:\\'1.' l)FFICES OF
TIMOTIlY A. SHOLLENBERGER
!."2L' LJ~\,LE':;T~W,':-; Hl\-\D . pL), BOX bL'q'j . HARRIS!llJHCi. rA 17100.0145
(ili) 21-1. \i..:'0 . F..\X (ilil134.R2i2
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,
L\ \\. OFFICI'S l)1'
lJEVU:-;, I\AUI:I::>L\:-; A:-;l) SIIILI.I:-;,.
ATTOR;'o;E\': C. \\'illi.ll11 Shilling
SUPRE:>IE COURT /.D. ;0.;0.: 410')')5
ICO PINE STREET/SUITE J::
HARRISBURG, PA 171:1
(717) 27C.C7C:
xn. .....;E\' n )1(:
()ell'ud.lllt
Mlel!AE/. DO:-;OV A;o.: LUKEIIART, :!:--: TilE couln 01: C():>I~IO;o.: PLE/\S
: OF CU~I1lERLA:-;[) COU:-;T\', PENNSYLVANIA
Pl.linlifi
Ys.
: DOCKET NO. 98-6226 Civil Term
WESTGATE GARDEN ASSOCIATES,
LIMITED PARTl'iERSHIP,
SPRINGWOOD GROUP, LIMITED;
SUSQUEHANNA PROPERTY
MANAGEMENT, INC., l/d/bla
S.P.M., INC.,
: CIVIL ACTION . LAW
Defendants
PRAECIPE FOR ISSUANCE OF RULE TO FILE COMPLAINT
TO TIlE PROTHONOTARY:
Please issue a Rule upon the Plaintiff to file a Plaintiffs Complaint within 20 days of service
BY;
C.
thereof or suffer judgment of non pros.
TO: Michael Donovan Lukehart, Plaintiff;
A rule is hereby entered upon you to file a Complaint in the above matter within 20 days of
service hereof or suffer judgment of non pros.
Prothonotary
CA~:T Nr,,~: }""','.-t"',
c.uMHUNw:',/\:, rri 11,'
CClUllT'( liF "~'I'i."
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WE!,T(;^ T~;._ll^II.DJ-~.~"-! ;!.;[J!:.I.^ n:.!; I';I'C
R. Th(Jm;j3_Kll_E!!'~_____
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to law, S"ly~-:;, th~jl h.-~ rfl":,.j., '1 .:1 I'." [',1 -:'.'ll"'\. jfid lr:II'::r~.. "'. '~;'.' ''''J.t_hln
named defendant,
to) "1'.:
'"'r~~.T,',.~I\J~_ll{~il.ILrJ ~~'~'~'.:.:~~Lf; T [~L..
I.I~!I'T[' ,'AHTlIEHc.;HIi"
_ ~_._.__._n__________ ___.......__.__.___.__
but was LJn~bJp t:o }'-:-0:-;1''-::'
_____.__I.t~~___ 1 n h 1:=: h _11 J ~ 'J 1 .- k.
H.,:;. t. hep? t l.Jr+:."
deputized the sherlf! (Ii
_ yI]HI':_____________ (-'-:'IJ n t,"', r ..,'I'ln~~:y J V;::jr1 1 a.
to ser-ve the wjthin ...'I.f<.IT C1F,c;.',:MMOW-; _.__.___________________
Cln
Febru;jrv
1 J .r. hL~_ L2..~!71______~ th l~:::: off ~C0 '.I;'l~ 1 n r~=,'c(-' 1 ~)t fJi
thl? attached returrl fron' _..~."_y!.-IF:~____..
Count. 'i, F.-O'nnsy 1 Vanl'3.
Docketinq
Out of County
Surcharge
D.;P. YORK CO
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Sheriff's Costs:
~-se-:-::-5 SHOLLENBERGER ,:, J ANUZZI
0:2/11/ lClqCl
Sworn and subscribed to heiore m~
ci- -i _
this ....JJ..:_ day of 2LLw.''''''
19 '1'') A. D. j
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COUNTY OF YORK
OFFICE OF THE SHERIFF
SERVICE CA....
(717) 771.9601
20 EAST MArlK[T sr, YORK, PA 11401
_.____n_~__.__._. _~__
SHERIFF SERVICE
PROCESS RECEIPT, and AFFIDAVIT OF RETURN
INSTRUCTIONS
PLEASE TYPE ONLY LINES 1 TO 12
DO NOT DETACH ANY COPIES.
--- -------_._-'-~._.-
t. PLAINTlFFfSJ 2 COUHT Nut.mEn
Donayan Michael LukehoJrt I 'l(l-(,?J(, CiVl1
3. DEFENDANT/51 j.a rYPE Of WHIT 6ft CO-/..lPl.AINT -- --
Wes tGate Garden Associa ~=~ _I: tl11i led_.f'.':.r':'.rl..(~r~!'-Ip _ _ Not ire and Cr)~_~~~_
5, NAME OF INDIVIDUAL, COMPANY, CQHi'OHA1ION, ErG TO SEINE on OESCRIPTION OF PROPERTY TO BE lEVIED, ArTACHEO. OR SOl.O
S.ERVE Westgate Garden Assor;iates, Limi>cd Partnership
6. ADDRESS (STREET OA RFD WITH Bi.':ixNu~10ER,APtNol:ltY:-BOfi'(fniip-:-5fATE-ANb ilP CODE
AT R.D. # 3, Springwood Road, York, PA 1740?
7. INDICATE SERVICE: CJ PERSONAl. (J PERSON IN CHARGE ~EPUT1ZE CUI11~IRT.JN\tnd 0 1ST CLASS MAIL (J POSTED 0 OTHER
NOW ) /2 7 / 99 19 __:._1, SHERIFF OF ~1f"~COUNTY:PA.Jlo ':1iI<eby deputize t rlH 01
"" 1< COUNTY 10 execule Ihl ~ke~reluln Ih or,lflng
10 law. Th\. dapulallon baing made at Iha request and risk 01 the plalnllff. _ . ....~-....' "'.....of.: e
tHAIFF f "Tv
6. SPfCIAL INSTRUCTIONS OR OTHER INFORMATION THAT Wlll ASSJST IN EXPEDITING SERVICE:
Cumber;.HJnd
'""
....,
ADVANCE FEE PAW BY CUMBERLl\ND roUNTY SHERIFF
\!:
NOTE ONLY APPUCABLE ON WRIT OF EXECUTION: N.B. WAIVER OF WATCHMAN. Any deputy sheri" leVYing upon or anaching any property under wilhil'L~ may leave
same wilhout a watchman, in custody 01 whomever Is found in pOSSOSSlon, aftar nOlltylng person 01 levy or aUachmenl. without liability on the parl 01 such deputy or the sheriff 10 any
plainlilt herein lor any loss, destruction, or removal of any proporty beloro shenll's sale thereol.
9. TYPE NAME AND ADDRESS of ATTORNEY/ORIGINATOR and SIGNATURE 10. TELEPHONE NUMBER 1,. DATE
, 1820 Linglestown Rd., PO Box 60545
Karl J. Januzz~ Harrisburg, PA 17106-0545 1717) 234-8212 1/26/99
12. SEND NOTICE OF SERVICE COPY TO NAME AND ADDRESS BELOW: (This area mvst.b.e completed II noU~e 15 to be mailed).
. . ff 1 <:ourtnouse ~qUare
R. Thomas Kl~ne, Cumberland County Sheri , Carlisle, PA 17013
SPACE BELOW FOR USE OF THE SHERIFF ONLY - DO NOT WRITE BELOW THIS LINE
13.1 acknowledge receipt 01 the wril SIGNATURE OF AUTHORIZED CLERK 14. Dale Received 15. Expiration/Hearing Date
o'complalnt a, Indicated abo,.. J. Ludwi 2/1/99 3/2/99
16.1 hereby CERTIFY and RETURN that I 0 have personally sel'\'ed. a have posted property, 0 havo legal evidence 01 service as shown In
"RemarkS",')thave executed as in 'Remarks", the writ or complaint described on tho individual, company, cor.
poraUon, elc, allhe address inserted below by handing a TRUE and ArrESTEO COPY thoreof.
C,,;,rV"eJ ftJi...~ - 231Q
~(JI""y"
s ,,"'; 4 :;'~:r r\d
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33.AFFIAMED and subscribed to borore mo this
8th
SO ANSWER.
35.
"
36. Slgnaturo of f\
Dep. ShonN \Jl
37. Signature 01 Yp'\k. 11 .
County Shen!/f'Il 1 a m
38. SignatufO of ForOlgn
County Sheritr
41.Dato
34.day 01
19
1'l1
MY COMMISSION E PIRES
42.1 ACKNOWLEDGE RECEIPT OF TH SHERIFF'S RETURN SIGNATURE
OF AUTHORIZED ISSUING AUTHORITY AND TITLE
1. WHITE. tssuing Authority 2. PINK. Allorney 3. CANARY. Sheriffs Of lice
43. Data Received
4. BLUE. Sherlft's QUlce
2. On or about Dcccmher 17, I <)()8, Dcfcndants cntcrcd a Rule upon thc Plaintifflo
lilc a Complaint in this mattcr.
3. On or about January 26, I l)')'), Plaintiff lilcd a Complainl in this mallcr.
4. Plainliffs Complaint allegcs that Donovan Michacl Lukchart fell inthc common
parking lot of Wcstgatc Gardcns.
5. Piaintiffs Complainl furthcr allcgcs thatthc Plaintiff was causcd to slip and fall
on a patch of icc which was in a dcprcssion in thc common parking lot of Wcstgatc Gardcns.
6. Thc Complaint allcges that this occurrcd betwccn 6:00 a.m. and 7:00 a.m.
7. Plainliffhas allcgcd only thaI a gcncral slippcry condition cxistcd and not that
Iheir wcrc hills and ridgcs in thc area whcrc the Plainliff is allegcd to havc fallcn.
8. Plaintiffs Complaint fails to statc a causc of action against Ihc Dcfcndants.
WHEREFORE, thc Defendanls, Wcstgate Garden Associates, Limitcd Partnership,
Springwood Group, Limited, Susquehanna Property Management, Inc. t/d/b/a S.P.M., Inc.,
request that Plaintiffs Complaint be dismissed with prejudicc because it fails to state a legally
cognizable cause of action against Ihem.
Rcspectfully submilled,
C" lam Shilling, Esquire
I. . No. 46995
100 Pine Street/Suite 3
Harrisburg, P A /. I
(717) 720-0700
.
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SIIOLLENIlI:IUil:R S. J\'\I 1/1. III'
1820 Ungtestown Road
P.O. Box 60545
Harrisburg, PennsylvilIlIa 1710(j.():,,15
Telephone Number (717) 234-:J7QO
Fax Number: (717) 234-8212
AHorne s for Plainllff
DONOVAN MICHAEL LUKEHART
Plaintiff
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY,
PENNSYL VANIA
Y.
WESTGATE GARDEN ASSOCIATES,
LIMITED PARTNERSHiP; SPRINGWOOD
GROUP, LIMITED; SUSQUEHANNA
PROPERTY MANAGEMENT, INC., Ud/b/a NO. 98-6226 Ciyil Term
S. P.M., INC.;
Defendants
CIVIL ACTION - LAW
JURY TRIAL DEMANDED
PLAINTIFF'S RESPONSE TO DEFENDANT'S PRELIMINARY OBJECTIONS
PURSUANT TO PA. R.C.P. 1028 (a)(4)
The Plaintiff, MICHAEL DONOVAN LUKEHART, by and through his attorneys,
SHOLLENBERGER & JANUZZI, LLP, responds to Defendant's Preliminary Objections
pursuant to Rule Pa. R.C.P. 1028(a)(4) in the nature of a Demurrer to the Plaintiffs
Complaint
1. Admitted.
2. Admitted.
3. Admitted.
4. Admitted.
5. Admitted.
6. Admitted.
7. Denied. It is denied that Plaintiff has alleged that generally slippery conditions
existed at the time of Plaintiffs fall. In fact, generally slippery conditions did not exist at
the time of Plaintiffs fall. Further, because generally slippery conditions did not exist at
By:
the time of Plaintiff's fall, Plaintiff need not prove that he fell in an area where hills dnd
ridges of ice and/or snow existed.
8. Denied. It is specifically denied that Plaintiff's Complaint fails to state a Ciluse
of action against Defendants. Appilrent!y, Defendants me relying on the "hills and ridges"
doctrine to support their argument thilt rlaintiff has fililed to state a cause of action.
However. under Pennsylyania law, the hills and ridges doctrine only applies when
generally slippery conditions exist at the time of the fall. Plaintiff specifically denies that
generally slippery conditions existed at the tinle of Plaintiff's fall. Therefore, the hills and
ridges doctrine does not apply to this action.
WHEREFORE, Plaintiff, MICHAEL DONOVAN LUKEHART, respectfully requests
that your Honorable Court dismiss Defendants Preliminary Objections in the nature of a
Demurrer.
Respectfully submitted,
LAW OFFICES OF TIMOTHY A. SHOLLENBERGER
Dated:
March 1, 1999
I
SIIOI.1.E;';III:IH;I'I( '" J A:\\'/II. 11.1'
1820 Linglestown Road
P.O. Box 60545
Harrisburg, Pennsylvania 17106-0545
Telephone Number: (717) 234-3700
Fax Number: (717) 234.8212
Attorne s for Plaintiff
DONOVAN MICHAEL LUKEHART
Plaintiff
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY,
PENNSYL VANIA
v.
WESTGATE GARDEN ASSOCIATES,
LIMITED PARTNERSHIP; SPRINGWOOD
GROUP, LIMITED; SUSQUEHANNA
PROPERTY MANAGEMENT. INC., Ud/b/a
S. P.M., INC.;
Defendants
NO. 98-6226 Ciyil Term
CIVIL ACTION - LAW
JURY TRIAL DEMANDED
CERTIFICATE OF SERVICE
AND NOW this 2nd day of March, 1999 I hereby certify that I haye served Plaintiff's
Response to Defendants Preliminary Objections to the following by depositing a true and correct
copy of same in the United States mail, postage prepaid, addressed to:
C. William Shilling, Esq.
100 Pine Street, Suite 300
Harrisburg, Pa. 17101
Respectfully submitted.
By:
& JANUZZI, LLP
Dated:
March 2, 1999
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3. Demed, on thc contrary, Spnn~wolll\ (jroup,l.imited dispersed all oflhcir assets
as of Dcccmber 31. I'J'Ih.
4. Dcnicd, on the contrary, Susquchanna Property Mana~cment, Inc., had no interest
in Wcst~alc Gardcn Apartmcnts and. further. was not in cxistcnce atthc timc this inci,lcnt
occurred.
S. It is admilled only that Westgate Gardcn Associates werc thc owncrs ofthc
propcrty known as Wcstgalc Gardcn Apartments. The rcmaining avernlcnts of paragraph 5 of
thc Complaint arc spccifically dcnicd.
6. It is admitted only that Ihc Plainti ff had a \casc for apartmcnt 7 locatcd at 1129
Columbus Avcnuc. Thc rcmaining avemlcnts of paragraph 6 ofthc Complaint arc spccifically
dcnicd.
7. It is admillcd only that thc Plainliffcntcrcd into a Icasc agrccmcnt for thc Icasing
of apartment 7 locatcd at 1129 Columbus A vcnuc. Thc rcmaining avcm1cnts of paragraph 7 of
the Complaint arc spccifically dcnicd, on thc contrary, thc Icasc was bctwcen thc Plaintiff and
Wcstgatc Garden Associatcs.
8. Answcring Dcfcndant is without sufficicnt knowlcdgc or information upon which
to form a bclicf as to thc tmth of the allcgations of this paragraph of thc Complaint and thercfore
neither admits nor denies thc samc but dcmands strict proofthcreof.
9. It is admitted only thatthc tcnants of Wcstgatc Gardcn Apartments had parking
spaces provided to thcm.
10. Answering Dcfendant is without sufficicnt knowlcdgc or information upon which
to form a bclicfas to thc truth of the allcgations of this paragraph of the Complaint and therefore
neithcr admits nor dcnics the samc but dcmands strict proof thereof.
2
II. ^ns"'erin~ Ilcfendanl " II Ilhonl slllli,'I,'nl kno",kdf~" or nlti>rrnalionllpon winch
10 limn a heliefas tothe trulh of the alkg;lllons 01 tillS paraF.raph ol'lh,' ('omplainl al\(llhelcli'r,'
neilher ;ulmits nor denies Ihe same hUI ",'Inalllls slllrl pit 101' Ihel,'of
12. The averments of paragraph I:! l'OIlSlllll!C a conclusilln or Ill\\' to whil'h 110 .lIh\\L'j"
is required under the applicahle Rules 01'( '1\'11 I'lorcdme
l3(a)-(d).
Answering Defcndanl IS "'llhout sufficienl know ledge or inlill'lnalion
upon which to fonn a hclicf as to thc Irulh of Ihc allegalions of Ihis paragraph of the ('omplainl
and thcrcforc neithcr admils nor dcnics Ihe same hul dcmands stricl proof thercof.
14. It is specifically denicd Ihatthe conduct oflhe Defendants was wron~ful or
liability producing undcr Ihc circumstanccs. said allcgalions constitule a conclusion of law to
which no answcr is rcquircd undcr Ihc applicahle Rules of Civil Procedurc. As 10 thc rcmaining
avcrmcnts of paragraph 14 ofthc Complaint, Answering Dcfcndanl is withoul sufficicnt
knowlcdgc or informalion to foml a bclicf as to the truth or accuracy of thc avcnnents. and.
accordingly, said avcrmcnts arc dcnicd. Strict proof thereof is dcmandcd altimc of trial.
15. It is spccifically dcnicd that the conduct ofthc Dcfcndants was wrongful or
liability producing undcr thc circumstanccs, said allcgations constitutc a conclusion of law to
which no answcr is rcquired undcr thc applicahlc Rulcs of Civil Proccdurc. As 10 Ihc rcmaining
avcmlcnts of paragraph 15 ofthc Complaint, Answcring Dcfcndanl is without sufficicnt
knowledgc or information to foml a bclicf as to thc tnrth or accuracy of thc avcrmcnts, and,
accordingly, said avermcnts arc dcnicd. Strict proofthcrcofis demandcd at timc of trial.
16. It is speci fically denied that the conducl of thc Defcndants was wrongful or
liability producing undcr Ihe circumslances, said allcgations constitutc a conclusion of law to
which no answcr is rcquircd undcr thc applicablc Rulcs of Civil Proccdurc. As to Ihc rcmaining
3
avennents of paragraph II> of the Complaint, Answering Ilckndant is withont SIlIliClc'nt
knowledge or inliJrlnalion to form a helief as lothe truth or accllracy of the averments. and,
aceonhngly, said averments arc llcnied. Strict proofthcreof's demanded atllllll'oftnal.
17. It is specilieally denied that the conduct of the Defendants was \\'1llllgflllllf
liahilily prodncing IInder Ihe C1rClllllstallces, said allcgations wllstitllte a Cllndusll1nof law to
which no answer is reqllired IInder the applicahle Rilles olTillll'rocedllre. As to the remaining
al'cnncnls of paragraph 17 of the Complaint, Answering Defenllant is withollt sllnkient
knowlcdge or infornultion to fOrnl a belicfas to Ihe truth or accllracy of the avennents. and,
accordingly, said al'emlcnls are denied. Stricl proofthcrcofis demandcd at timc of trial.
18. It is specifically denied that the conduct of the Defcndants was wrongful or
liability producing under thc circumslanccs, said allegalions conslitulc a conclusion of law to
which no answer is rcquired under the applicable Rilles of Civil Proccdurc. As to thc remaining
avemlents of paragraph 18 of the Complaint, Answering Defcndant is without suflicicnt
knowlcdge or information to fonn a belicfas to the truth or accuracy ofthc avcmlcnts, and,
accordingly, said avernlents arc dcnied. Strict proofthercof is dcmanded at time of trial.
COUNT I
NEGLIGENCE PER SE
19. Dcfendants' answers in paragraphs 1-18 abovc arc incorporated hercin by
reference as if fully set forth at lcngth.
20. The ayenncnts of paragraph 20 of Ihc Complaint constilute a conclusion of law to
which no answcr is rcquircd under thc applicablc Rulcs ofCiyil Proccdure. Ifsuch an answer is
dccmcd nccessary, the avcrmcnts of paragraph 20 ofthc Complaint arc specifically denicd.
4
21. I h~ ;1\ ~lInl'lIls of paragraph 21 of I Ill' ('olllplallll colIslilule a collclusion of law 10
which no allswer IS reqlllred ullder the applieahle Rules ofCi\'ill'rocedure.
22. The a\'ennenls of paragraph 22 oflhe COlllplaint constitule a conclusion of law to
whieh no allswer is required under Ihe applicahle Rules of Civill'roc~durc. Ifsuch an allswer is
ueellled IIcc~ssary, said avcrlllenls arc spccifically dcnied.
n. The a\'er'lllellts of paragraph 22 oflhe COlllpl;unl constilute a conclusioll of law 10
which no answer is required undcr the applieahle Rulcs of Civill'roccdure Ifsuch an answcr is
declllcd necessary, said avcrmenls arc spccifically dcnicd.
COUNT II
BREACH OF LEASE AGREEI\IENT
24. Dcfcndants' answcrs in paragraphs 1-23 abovc arc incorporatcd hcrcin by
rcrcrcncc as ir rully sct rorth atlcnglh.
25. Thc avcnncnts of paragraph 25 constitutc a conclusion or law to which no answer
is required undcr thc applicablc Rulcs orCivil Proccdurc. Ifsuch an answcr is dccmcd
ncccssary, said avcmlcnts arc spccifically dcnicd.
COUNT III
NEGLIGENCE
26. The ayemlenls o I' paragraphs 1-25 above are incorporated herein by rererence as if
rully set rorth at Icngth.
27(a)-(h). The averments or paragraph 27 orlhe Complaint constitute a conclusion or
law to which no answer is rcquircd undcr Ihc applicable Rules ofCiyil Procedure. Irsuch an
answcr is decmcd ncccssary, said ayerments are spccifically dcnicd.
5
28. Thc avcnnents of paragraph 28 oflhe Complaint constitutc a conclusion oflall 1<1
which no answcr is rcquired under thc applicahle Rulcs of Civil Proccdure. Ifsuch an ansller IS
dccmed ncccssary, said avcrments arc specifically denicd.
t, .~
WHEREFORE, Ihc Dcfcndant, Wcstgalc Garden Associatcs dcmand .ludgmclll Illlhl'll
(:
,
favor and against the Plainli ff wilh costs.
NEW MATTER
29. Ifit is dctcmlincd that thc Dcfcndant is liablc undcr Ihe I'laintltrs rallsr <II arll<lll.
then Plaintiffs rccovcry should bc eliminatcd or reduccd in accordance lIith the I'cllllsyll.lIlla
Comparative Ncgligcncc Act, 42 Pa. C.S.1\. 97102, in Ihat PlaintilTmay have:
a. Failcd 10 look whcrc hc was going;
b. Failcd to kccp a propcr lookout for any obstructiolls;
c. Obscrvcd thc allcgcd obstruction and failcd 10 lake due carc 1<1 aV<lid II;
\
d. Entcred onto and procccded through Ihc arca in a manner which lias
unsafe and careless;
e. Assumcd the risk of his injurics in procceding in Ihc l'lce of a visihle and
obvious obstruction.
30. The foregoing acts or omissions ofthc Plaintiffwcrc carclcss and negligen; and
proximately caused Ihe alleged injuries and/or damages claimed by thc Plainti IT.
31. If the Plaintiff suffered any injuries or damagcs as allcgcd, thcy werc caused
solely and primarily by the Plainliffs own carclcssncss, rccklcssncss and negligcnce.
32. If the Plainliffsuffcred any injuries as allcgcd, PlainlilT, by this COlldUCI. assulncd
the risk of those injuries and damages duc to Ihe conduct hcrcin and hclllre alleged.
33. The Complaint fails to statc a claim againslthe Del'cndallts.
(,
34. Iflhc Plaintiffsuffcrcd injuries and damagcs as described inlhc Complaint for
rcasons sct forth in thc Complaint, said injurics and damagcs werc causcd or conlributcd to by
conditions oycr which Answcring Defcndant had no control and for which thcy arc not
r '
"
I,
.
.'.
j
rcsponsiblc.
35. If thc Plaintiff suffcrcd injurics and damagcs as dcscribcd and lor rcasons sct forth
in thc Complaint, said injurics and damagcs wcrc causcd and/or conlributcd to by thc ncgligcncc,
carclcssncss and rccklcssncss of othcr partics oycr whom Answcring Dcfcndant had no control
and provcn thcy arc no rcsponsiblc.
36. Ifthc Plaintiffsuffcrcd injurics and damagcs as describcd in the Complaint and
for rcasons scl forth in thc Complaint, said injurics and damagcs wcre not proximately caused by
any negligent act or omission on behalf of Answering Defendant.
37. Ifthc Plainliffsuffered injuries and damages as describcd in Ihc Complaint and
for reasons set forth in the Complaint, Plaintiff failed to look where he was walking.
i.
38. If the Plaintiffsuffercd injurics and damagcs as alleged in thc Complaint and for
reasons set forth in the Complaint, Plaintiff failed 10 exercise reasonable care in that he did nol
see the alleged accumulation of ice.
39. If the Plaintiff suffered injuries and damages as alleged in Ihe Complaint and for
reasons set forth in the Complaint, Plaintiff failed 10 observe and take appropriate precautions
l
with regard to what he alleges is an obvious condition.
40. If the Plaintiff suffered injuries and damages as alleged in the Complaint and for
reasons set forth in the Complainl, Plaintiff failed to follow a safer route, obvious and available
to him.
41. Plaintiff failed to mitigate his damages.
.
,
7
42.
Thc right 10 challengc any award of delay damage, 1111111' ,a,,' IS I1I"l'h\ 1\',," \ ,'.1
I'
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,
43. Defendant demands Ihal appropriate hearillgs he cOlldw'll'd 1111111' 101'" 1'''0' 10
any award of delay damagcs.
"
,.
44. Rule 238 of the Pcnnsylvania Rules ofC'iv" l"IIl'I'dlll\'. 01111 1.1<"', ,111.1 ,IS "I'I'II<'d,
is violative of the due process and equal protectioll clause, or lI1e 1i1l1l11'1'1I111 ,lIl1l'lIdlll<'lll 10 1111'
Conslitution of the Unitcd States, ~ 1983 of Tille 42 or Ihe I 'III led SloIll" l'odl' ,111<1 Arlll'k I, ~~ I.
6. II and 26 and Articlc V, ~ I O(c) oflhe Pennsyll'ania ('ollsIIIIlIIOIl amI 11111""'" a dlllllllg l'Ilel'1
on the exercise by Dcfcndant of their constitutional rights.
WHEREFORE, (he Defendant, demands judgmelll in his lill'or alld "f~alll,'llle I'la;II/;/'/'
with costs.
Respeetliilly suhmittl"1.
DEVLIN, KAlIl'FMA/N &. SIIII.I..IN(j
/...
/rI~/1;
~lia';, Shilli'blffi~
LD.1I4('<)<)5
100 Pine Street/Suile JOO
Harrisburg, PA 17101
(717) nO-0700
H
\'EIHFI( ''\TI()~
The lIIH.krsiglll'd I1cn:hy H:filies that the l;u':h '\l.t limh in the ftlrq'oing ..\n\\\l'r with
New Matter an: tnll: and t'PITl",:llo thL' hl.:slllf hi<.;Ihcr kllP\\ IL"dgc. inlilrlllillillll and helief and
that nlbc statl.:IlH.:nls IH:n.:ill an.,: '>lIhjl.'t:1 hI pellalties Ill' I XI'" (',S. .ll)().t n:latillg 10 tIII.., \\01"11
fl,lsificatil1l1s.
DATED:
7-h- /';
SHOLLENBERGER & JANUZZI, LLP
1820 Lingleslown Road
P.O. Box 60545
Harrisburg. Pennsylvania 17106-0545
Telephone Number: (717) 234-3700
Fax Number: (717) 234-8212
Attorne s for Plaintiff
MICHAEL DONOVAN LUKEHART,
Plaintiff
Ii
r
"
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY,
PENNSYLVANIA
Y.
NO. 98-6226
WESTGATE GARDEN ASSOCIATES,
LIMITED PARTNERSHIP, SPRINGWOOD
GROUP, LIMITED; SUSQUEHANNA
PROPERTY MANAGEMENT, INC., tJd/b/a
S.P.M., INC.,
CIVIL ACTION - LAW
JURY TRIAL DEMANDED
Defendants
PLAINTIFF'S ANSWER TO DEFENDANT'S NEW MATTER
AND NOW comes the Plaintiff, MICHAEL DONOVAN LUKEHART, by and through his
attorneys, SHOLLENBERGER & JANUZZI, LLP, and files the following Answer to Defendant's
New Matter:
29 - 41. Paragraphs 29-41 of the Defendant's New Matter are conclusions of law and
thus require no responsiye pleading.
42. The allegations set forth in Paragraph 42 are conclusions of law and thus require no
responsive pleading.
43. Denied. If, at the appropriate time, delay damages are warranted in this case, said
damages shall be awarded without the necessity of a hearing.
44. Paragraph 44 of the Defendant's New Matter is a conclusion of law which requires
no responsiye pleading.
WHEREFORE, Plaintiff, MICHAEL DONOVAN LUKEHART, respectfully
requests this Honorable Court strike Defendant's New Matter.
1
,
Respoctfully submitted,
& J^NUZZI, LLr
By:
Date: September 2, 1999
SHOLLENBERGER & JANUZZI, LLP
1820 Linglestown Road
P.O. Box 60545
Harrisburg, Pennsylvania 17106-0545
Telephone Number; (717) 234-3700
Fax Number: (717) 234-8212
Attorne s for Plaintiff
MICHAEL DONOVAN LUKEHART.
Plaintiff
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY,
PENNSYLVANIA
v.
NO. 98-6226
WESTGATE GARDEN ASSOCIATES,
LIMITED PARTNERSHIP, SPRINGWOOD CIVIL ACTION - LAW
GROUP, LIMITED; SUSQUEHANNA JURY TRIAL DEMANDED
PROPERTY MANAGEMENT, INC., tJd/b/a
S.P.M., INC.
Defendants
Certificate of Service
j
AND NOW this J,~ day of September, 1999 I hereby certify that I have served the
following Answer to New Matter on the following by depositing a true and correct copy of same
in the United States mail, postage prepaid, addressed to:
C. William Shilling, Esq.
Harrington, Kauffman & Shilling
100 Pine Street, Suite 300
Harrisburg, Pa. 17101
Respectfully submitted,
R & JANUZZI, LLP
By:
Dated: September 2,1999
. . .
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SHOLLENBERGER & J ANIII.ZI. 1.1.1'
1820 Linglestown Road
P.O. Box 60545
Harrisburg, Pennsylvania 17106-0545
Telephone Number: (717) 234-3700
Fax Number: (717) 234-8212
Attorneys for Plaintiff
DONOVAN MICHAEL lUKEHART
Plaintiff
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY,
PENNSYLVANIA
Y.
WESTGATE GARDEN ASSOCIATES,
LIMITED PARTNERSHIP; SPRINGWOOD
GROUP, LIMITED; SUSQUEHANNA
PROPERTY MANAGEMENT, INC., tld/b/a
S. P.M., INC.;
Defendants
NO. 98-6226 Civil Term
CIVil ACTION - LAW
JURY TRIAL DEMANDED
CERTIFICATE OF SERVICE
AND NOW this 1 9th day of May, 2000 I hereby certify th2t I have served Interrogatories
& Request for Production of Documents to the following by depositing a true and correct copy
of same in the United States mail, postage prepaid, addressed to:
C. William Shilling, Esq.
John Gerard DeYlin & Associates, Inc.
100 Pine Street, Suite 300
Harrisburg, Pa. 17101
\
.
,
Respectfully submitted,
SHOLLENBERGER & JANUZZI, LlP
By:
I
h
Dated: May 1 g, 2000
I,
i
1 ,~
I'"
SIIOLLENIlEI{(iER 8: J At\IIZZI, LLI'
1820 Linglestown Road
P.O. Box 60545
Ilarrisburg, Pennsylvania 1710(.-0545
Telephonc Number: (717) 234-3700
Fax Number: (717) 234-8212
Mtornc s for Plaintirf
DONOVAN MICI/AEI.I.lIKEIIAI\T
Plainti fr
IN TilE COURT OF COMMON PLEAS
CUMBERLAND PENNSYL VANIA
v.
NO. 98-6226
WESTGATE GARDEN ASSOCIAI'ES, LIMITED
PARTNERSHIP: SPRING WOOD GROUP.
LIMITED; SUSQUEIIANNA PROPERTY
MANAGEMENT, INC.. IId/b/" S. I'.M.. lNC.:
CIVIL ACTION - LA W
JURY TRIAL DEMANDED
Dcfcndant
PRAECIPE FOR DISCONTINUANCE
To the Prothonotary:
Plcasc mark thc abovc-captioncd action cndcd, scttlcd and discontinucd with prcjudicc.
RcspcClfully submittcd,
,
,
,
;
,
I
Shollcnbcrger & Januzzi, LLP
Attorncys ~or PI~il1i1ff
, I
By:
, / .
! ,../, /.
\." v.'l" ~ ..
Karl J. J~'I1u1IZi, Esq.
4. . T"'\ "'I . '::"'7~
I"\h0111c 1. LJ. ,'jO. 6.......... I oJ
i'
Dated:
July 10,2000
i'
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