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HomeMy WebLinkAbout09-0215..,~J WEBER GALLAGHER SIMPSON STAPLETON FIRES & NEWBY LLP By: Leah M. Lewis, Esquire ID# 207045 800 North 3rd Street 2nd Floor Harrisburg, PA 17102 (717) 237-6940 IN THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PENNSYLVANIA UTICA NATIONAL INSURANCE GROUP ) as Subrogee of MICHAEL SHERRY, ) Docket No. 6q . ~I~ Cj~~) ~ el ~ Plaintiff ) vs. ) JURY TRIAL DEMANDED BRANDYWINE CENTRAL, L. P., ) Defendant ) YOU HAVE BEEN SUED IN COURT. IF YOU WISH TO DEFEND ..,AGAINST THE CLAIMS SET FORTH IN THE FOLLOWING PAGES, YOU MUST TAME ACTION WITHIN TWENTY (20) DAYS AFTER THIS COMPLAIlVT AND N03'ICE ARE SERVED, BY ENTERING A WRITTEN APPEARANCE PERSONALLY OR BY AN 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 CLAIMED IN THE COMPLAINT OR FOR ANY OTHER CLAIM OR °RELIEF REQUESTED BY THE PLAINTIFF. YOU MAY LOSE MONEY OR PROPERTY OR OTHER RIGHTS IlVIPORTANT TO YOU. YOU SHOULD TAKE THLS PAPER TO YOUR LAWYER AT ONCE. IF YOU DO NOT HAVE A LAWYER OR CANNOT AFFORD ONE, GO TO THE TELEPHONE OR THE OFFICE SET FORTH BELOW TO FIND OUT WHERE YOU CAN GET LEGAL HELP. CUMBERLAND COUNTY BAR ASSOCIATION 32 SOUTH BEDFORD STREET CARLISLE, PA 17013 1-800-990-9108 717-249-3166 WEBER GALLAGHER SIMPSON STAPLETON FIItES & NEWBY LLP By: Leah M. Lewis, Esquire ID# 207045 800 North 3rd Street 2nd Floor Harrisburg, PA 17102 (717) 237-6940 UTICA NATIONAL INSURANCE GROUP as Subrogee of MICHAEL SHERRY, Plaintiff vs. BRANDYWINE CENTRAL, L.P., Defendant IN THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PENNSYLVANIA Docket No. . ~ 1 /''~ JURY TRIAL DEMANDED COMPLAINT AND NOW, Utica National Insurance Group as Subrogee of Michael Sherry, by and through its attorneys, Weber Gallagher Simpson Stapleton Fires & Newby, LLP, files this civil action against Brandywine Central, L.P., and in support thereof avers as follows: 1. Plaintiff, Utica National Insurance Group (hereinafter referred to as "Utica"), is a corporation duly authorized to conduct business within the Commonwealth of Pennsylvania and has a place of business at P.O. Box 6581, Utica, New York 13504. 2. Michael Sherry (hereinafter "Sherry") is an adult individual residing at 16 Andes Drive, Mechanicsburg, Cumberland County, PA 17055. 3. Defendant, Brandywine Central, L.P., (hereinafter referred to as "Defendant/Landlord") is a limited partnership registered in Pennsylvania with a registered office address of 555 E. Lancaster Avenue, Suite 100, Radnor, PA 19087. 4. At all times relevant hereto, Sherry was an employee of IMR Limited, a Pennsylvania Corporation with a place of business located at 300 Corporate Center Drive, Camp Hill, Cumberland County, PA 17011. 5. At all times relevant hereto, IlVIIZ Limited leased 300 Corporate Center Drive, Camp Hill, Cumberland County, PA 17011 (hereinafter referred to as "Leased Premises") from Defendant/Landlord. 6. At all times relevant hereto, IMR Limited maintained a policy for workers' compensation insurance with Utica (Policy No. 004006557), which covered all eligible employees and which was in full force and effect at all times relevant hereto. 7. Pursuant to its policy of insurance, Utica retains subrogation rights against any party liable for a compensable work injury suffered by an employee. 8. Further, Utica is entitled to a right of subrogation pursuant to Section 319 of the Workers' Compensation Act, 77 P.S. § 671. 9. In the course and scope of Sherry's employment on or about February 2, 2007, Sherry was walking down a ramp at the Leased Premises consisting of mixed paving stones and concrete, which was wet and covered with snow and ice. 10. As a result of the untreated ramp, Sherry slipped and fell onto his back and rear with his right foot coming down under his body sustained injuries to his right lower extremity. 11. At all times relevant hereto, pursuant to the Lease between IMR Limited and Defendant/Landlord, Defendant/Landlord was solely responsible for the removal of all snow and ice from the common areas, walkways and parking lots. 12. Specifically, the Lease provides, in part, that "Landlord shall, at its sole costs and expense, keep and maintain in good repair ...the Project and the Building including but not limited to ... (iii) all common areas, stairwells, elevators, walkways, driveways and parking areas now existing or hereafter constructed (including without limitation snow, ice and refuse removal, mowing and landscaping)." A true and correct copy of this Lease is attached as Exhibit "A." 13. Shortly after Sherry's injury, the grounds crew arrived to shovel and treat the area. 14. As a direct and proximate result of Sherry's slip and fall, Sherry suffered the following injuries including but not limited to right ankle fracture, swelling, pain, ulcerations and infection. 15. The injuries of Sherry have necessitated numerous ongoing medical treatments including but not limited to casting of his right lower extremity, medications, surgery for his right lower extremity, treatment for ulceration and physical therapy. 16. Sherry has been unable to return to full employment with IMR Limited since the injury took place on or about February 2, 2008. 17. At all times relevant hereto, Defendant/Landlord was negligent, careless and reckless in failing to maintain the common areas, walkways, driveways and parking lots in a manner free of ice and snow pursuant to the Lease, which resulted in an injury to Sherry. 18. As a result of the aforementioned incident, Utica has paid and continues to pay wage loss benefits to Sherry pursuant to its workers' compensation policy with Sherry's Employer, IMR Limited, in the amount of $486.49 weekly. 19. As a result of the aforementioned incident, Utica has paid and continues to pay medical benefits on behalf of Sherry pursuant to its workers' compensation policy with Sherry's Employer, IlVIR Limited, in excess of $150,000.00. 20. The careless, negligent and reckless conduct of DefendantlLandlord was the direct and proximate cause of the injuries suffered by Sherry, and that conduct is more particularly set forth in the lettered paragraphs below: a. In failing to take proper precautions when inclement weather started; b. In failing to take proper precautions for treatment of snow and ice accumulation on the Leased Premises; c. In failing to remove or treat for snow and ice within a reasonable amount of time on the Leased Premises; d. In failing to take action as to the accumulation of snow and ice on the Leased Premises within a reasonable period time; e. In failing to properly remove all snow and ice accumulation on the Leased Premises pursuant to its duties under the Lease. WHEREFORE, Plaintiff, Utica National Insurance Group as Subrogee of Michael Sherry, demands judgment in its favor and against the Defendant/Landlord, Brandywine Central, L.P., in an amount in excess of the compulsory arbitration limits together with costs, interest and such other relief as is deemed appropriate. Respectfully submitted, WEBER GALLAGHER SIMPSON STAPLETON FIRES & NEWBY LLP By: ~. Leah M. Lewis, Esquire Attorney for Utica National Insurance Group EXHIBIT "A" Mar 02 07 l2:41p THtS LEAS; imr limited is entered rota as of the L~'doy of (71 364 3781 Temaac 1MR L[MI'TED Suite No.: 600, 300 Corporate Center Drive ~Crlal)t"). _ _ -_ .. ___ _~ ~......r. ~....... ~~ vus~ucFi al In crntsideration of the mo{ue} covcaants stated below, and intending to be kgatty bound, the parties eovenanl and agree as follows: t ~ P.RF,~MISF~. Landlord leases to Tenant and Taunt !cases from Landlord Suite No. 600, +vlrich the parties stipuhtte and agree is 4,970 rentab}e square foe shown oo tbo space plan attached hereto as F.adtihit ,•A" ("Premis~'7, located at 300 C Camp Hill, PA 1701 } ("Building"), which is a part of the project located at orPore~ ~~ Drive, be delivered to Tenant on as "AS ls" basis except indicated wr the attached PUNConstrucda-~i~' Camp Hill, PA ("Project"). The Praniscs shall Landlord at its sole Cost and exp++nse in a good and workmanlike manner to Tenant's reasonable u ufaa cork which shall be constrteted by 2• PS2$SESSION~ .ar~r, The Tarn of this Lace shat] eommenee on February 1, 2006, but in rte event later than when Tenant essttmes possession ofthe Premises fa its Permitted Use (the "Commencement Date"). The'ferm shalt be for a parted of GO months ("'C+xnt'7 ending on tht last day of the cala+dar stvsuttt, subjvt~t to Tenants rtttewal r{ght set forth to Attick 30 blow. The L'omtmcnrement !late shall be confinttcd by Landlord and Tettatt by the exeation of a Confirmation of Lease Term ("COLT") in the form ettaclred hereto ss to the extettt that rho statements contained therein are tote at the time of execution thereof, if Twtant fails to txecutc or object to the COLT~u tk n~" fifteen (i S) b+,sitrcss days of its delivery to Tt:namt, Landlord's determination of such dates as contained in the COLT shall be dtxmed axepted by Tenant. FlX D R NT' r' try DEPOCjZ, (a) Cotnnt,atcing on the Cattumencanam Dete and on the first (1') day of each month tltertaRer during the Term, Tenant shall pay to Landlord without notix or demand, and without set-o{L deduuion or counten;laim the monthly imstallrucnt of annual Fixed Rent as ed forth beb++' by (i) check sent to Landlord, P.O. Box 8538-353, Philadelphia, PA 19171 or (ii) wus transfer of immediately available funds to We ucatunt at 1~'achovia dank, Salem N1 account no. 2030000359075 ABA N031241467; such transfer ro be confirmed by Landlord's Accounting department upon written request by Tenant. All payments must iacludt the followlmg ioformatioa: Building rib42 sad Lease N Tht Lease M will he provided ttt Tennnr in the Confirmation of Lease Term. Al! son+s due from Tenant under this Lease, excluding Fixed Rent, shall colkctiveiy be defiard as "Additional Rent." taxed Reut and Additions! Rent shall collectively be defined as "Rrnt". 6EASE YFAR MONTHLY ANNUAL PER~R .F_• 1NSTALLM>:NTS ~ rIXE12 RENT 21tl1006 1/31f21)47 S 18A0 57 455 40 21[!1407 1!312048 S 18 50 , . S89 460.40 Ilt(1048 1r3t/2009 S . 19 00 S?,662.08 591,945.00 2/1/2009 1/31/2010 S . 19 50 _ 57 869.17 594 434.4D 2/1/2410 1/31/2011 S . 20 40 SS 076.25 S46,915.00 . . S8,283.33 599,400.00 ' plus auy charges set forth tits Articles 4 and 6 below (b) Tenant shalt pay thc'first'full month's"installment of Fixed Rant aril the Security Deposit (as defined below) by t+va separate checks upon (ha Tea,aa{'~ CXeClttion Of tliig Lease. ]ferry amount due from Tenant is oat paid to Lartdbrd when due, Tenant shat! also pay as Additional Rettt (as defined in AAtrle 4 hereof) a late fee of rive (5%) parcent of the rota} paymeut then due. The {ate Cee shalt accrue an the initial date of a payment's due date, irrespective of any grace period granted hereunder. Tenant shalt be resquirtd to pay a security deposit of 57,455.40 under this Lease (the; "Security Oeposit"), at sxuriq~ for il+e prompt and complete perfamutncx by Tet+ant of every provision of this Lease. No interest shall ho pail to Tenant nn the Security Deposit, if Tenant fails to perform any of iq obligations htteunder, Landlord may use, apply or reta6+ the whole or nny part of the Sctatrity Deposit for the payment of (~) any rent or other sums of money which Tenant stay not have paid whrn due, (ii) any sum expended trY Lattdlorei in actxm~lauee with the provision) of this Lease, and/or (iii) any sun, which Landlord tray cxpard or be required to expend by reason of Tenants dciattlt. The use of the Security Deposit by Landlord shall not prevent Landlord from e:ten:isu+g any vUrer rrmtdy provided by this Lease ur by law and shall Cwt operate as either liquidated damages or as n limltattom an eery recovery t4 which Landlord may otherwise ba entitled. If any pottier of the Security Deposit is used, applied or retained by Landlord, Tenant agrees, within rive (S) days after the written demand therefor is made by Landltxd, to deposit cash with the Landlord in an emounl sutt}cient to restore the Security Deposit to its origins! amount, !n addition to the foregoing, if Tenant de>atihs~(iriespectivc of the fact that Tenant cored such default) more than twice in its perfomrance ol'a monetary obligation and such monetary deSults aggregate in excess ofS20,000 under this t.tase, Landlord tray require Tenant to increase the Security Deposit to the greater of twice the (i) Fixed Rent then paid monthly, or (ii} the initial amount of the Security Deposit. IfTenant shall fully coenpty with sit afthe pmvisiotu oftltis Lease, the Security Deposit, or any balance Chattel, shall be returned to Tenant +viil+in a reasonable time after the Later of expiration of the Term or Ten~nf's surrender of the Premises as requirod htretnxier, Upon the p.3 Mar 02 0? 12:41p imr limited 171 _ 364 3781 p,4 trtttro of the Setxtrtty Deposit to tlx original Tenant haautder, or the [etnaiaiag bahtttx thtxeof, Landlord shall be completely rtlieved of liabi6ry with rapeq to the Scthrrity Deposit. io the evetn of a transfer of the 8m'ldiag, Landlord shag ]rave the right to trsrtafer the Setarrity Deposit tad Latt~ord shall tht:reupon be roleasod t-Y Tetvrut frwn nU liability foe fbe return of such Socnrit Deposit by the n'ansfetee, Tenant agrees to look solely to the new httuilord for the return of s d Saun D~ the assumptias of such Sxurity ry eposit pay a vatu:e oa a ~.. ~3---'~-~~ `"wwnenc[ng on Jannary 1, 2006, and in each calendar thereafter duiin the Term Tenant m u to- errant s of the ized Ettpettses", without deduct' the extent such Rcxognizt:d Expenses exceed the Re ~. cotmtar~laim or semff, 00 4 0 7 80 which Share ttra ~~ ~~~ in ~~~ 2006 ("Iiau tar"). 'fenattt•s •5bare" ie 2.841G, which is y pmpvrtiona0ely increase or detxease as the serKable sgttarc footage within the Ptetnues sr-dla Ux Project increases or det:ceases. RocoBrtirtd Expenses ere (i) a1l insurance premiums payable bf' Larsdbrd for insurance avitb nspeet to the Pt'oject snd (ii) Taxes {as deFined in Article S below) payable on Ux Project Tettanl's Sparc ofthe Recognized Expenses shall for aU purposes be treated and considered as Additional Ftrmt. Tenant shall pay, irs tnorrthly instatlmenta in advtncc, on aoeount of Tensrn's Share of Reoogrsized Expenses, the estimated amount ot'the increase of such Recognized Expenses for such year is cxrxss of the Base Year as determined by Landlord in its reasonable disuetion. Prior to the end of the Mender your in which the Leese eommetreca and theeeafler for each successive calautar yur (ear#t, a "Lease Year'), or part thereof, Landbtd shall send to Tensor a statement of projected iucruses in Recognized Cxpenses in excess of the Base Yeu and shnti indip-te whet Trnanl`s S1uuro of Recognized L•xpenaea shalt be for Ute coming ],ease year, As soon as administratively avaitable, Landbrd shall send to Tatattt a statement of actual Recognized Expenses for the prior Lease Year showing tlx Share tJtat was actually due from Tenant. Iu the went the anrounl prt'paid by Tenant exceeds the arrwunt that was ttcNatly due, then Landlord shall issue a credit to Tenant in en amount squat to Ute over charge, which credit Tenant may apply to fnturc payments as account of Fixed Rent and/or Additiatat Rent until Tenant ltas been fully compauased for ttx over charge. tf the credit due to'teamn is meets than the aggregate total of future payments of Fixed Rent, Landlord sha11 pay to Terwnt within thirty (34) days after tfie date of the applicable sUtement of acres! Rtxognized Expenses, the difference behveen the credit duce uui such ^ggregate total. ]n the event Landlord bas undetrharged Tenant, then Latdlord sha11 srnd 'tenant an invoice with the additional amount clog which amount shall be paid in full by Tenant within thirty (30) days of ceceQu. S. REAL £STA T YR RcnTJet onnnrnwti '1lL~lFl I.alydlm+d fihall and genentl and special assessments assessed agaittlt the " PaY. before dclinquenty, all rut estate taxes taxes, assessments, I icensc fns, and other charges that ar~ ieddand agaessed agait~iBt~ petxsonari propcrq~ or tix slturrs ipnstatled~ aerated inner nnl the Premises, and that me payable during the Term. G. UTILITIES: -t.t?c'ratr^ITY CHAR, [sndlord shall provide water, sewer and electrical utiliticx iu capacities sufiiciutt fur Tenant's Permitted Use. Landlord sftaU not be liable for any interruption in any utility stxvice for any reason unless caused by the Boss ncgligencc or tvilll'ul misconduct of Landlord. Landlord, during the hours of 8:00 A.M. to 6:00 P.M, on weekdays and on Sattuda}~s from 8:00 A.M. to 1:OD P.M. ("Working T-tours"), exc4uding legal holidays, shall furaish the Promises wiUt treat and air~onditiwting ut the respvctivc seasons, and at aU times provide the Premises with electricity for lighting and usual office equipment thrvughoui the Temt. At any hours outer than the sfnrcnrcntioncd, if spociGcally rcqucstcd by Tenant, such [ 1VAC services will be provided a! Tenant's expense at S3S.00 per hour. Notwithstanding anything herein to the contrary, if Landlord reasonably duennines that Tenants use of electricity is excessive, Tenant agrees to pay Y'or the installation of a separate efeWric mctt;r w rnuuurC tlcclrical usage in the Premises and to pay Landlord for alt such excess electricity registered in such submcter. 7. SIGNS: USS O P t=MI$EC A ~n* y--~S~S2Mb~su~~iti. Landlord shall provide the original Tenant hereinabove named with standard identificattan stgstage on ell Building dstuctories and at tlx entrance to the Premises. No other signs shall be placed, eRCtrd or maintained by Tenant at any place upon the Premises, Building or Project. Tenant's use of the Premises shall (x limited to gatctai otlicc use; and storage intidcntal Utcrclo ("Permitted Use's. Tht Permi[ed Use shall be subject to all applicable laws and govcrnmcnutl rules and regtilatians and to all rt~,sunable requirerttents of the insurer? of the Building. Tenant shall not install in or for the Prcmjscs, any cquipmrnt tvltich requires more electric cutTertt than is reasonable for iu Penitted Use. Tenant shall also Nava Ote right, nonexclusive andrn common with others, to use (i) Ute exterior paved driveways atut walkways ofthc Building for vehicular and pedestrian access to fire $uildutg, (ii) flee intenu-I c:oirunon area, including elevators and (iii) the designated parking areas of the Project for tl-e parking of automobiles ofTenant and its employees and business visitors; provided Landlord shall have the ri!{ht in its sole discretion and from time to time, ttr construct, maintain, operate, repair, close, limit, take out of setvu:e, alter, change and modify aU or any pan ofthe common areas of lire Project, including without limitatimt, reasonably resVlCt or limit Truant's utitiutiott of Ure parking areas in Ure event Ute same bocorrte overburdened arrd in such case to equitably allocate oo pmportionale basis or assign parking spaces among Tenarst and Ute other retreats of the Building.. On or before the Commencement Date, Lutdlord, at its sole cost, sha11 finish construction of the exiuirsg canferonce area on Ute fiat fionr of the Building in a good and M•orkmarrlike manner and shall decorate urd equip the samt.;,th such furnishings and equipment as arx necessary and appropriate for first-class business conference uses. Tenant shall have the us` of said finished eonferctrce arcs in common with other tGntnq of the Auilding ttn a rcasorrablq scheduled basis for a charge of >r 100.00 per full day aced 550.00 per half day during rite first hvo (2) years of the Tuna turd thereafiu such charge shall increase yearly by no more than ten (; Q°/") percent per Year. ,. -. . , : z.. ...~,.. .. r t Mar 02 O? 12:4Zp imr _=:,-:-'invited [71'~ 364 3781 p.5 ' g• ENVQtONbLFId'f~t •aTru>zq Toaanttthsll[sot . stole, handle. dttptrso, ~Y or athtnwise cause to be gcuaato, [nanufioatrc, reGnc, tansf ~. mat invitee to I ~~ ~ pa"°d a'n' of ib agents, eaeploraea, onnarsotots or Wing i4, eta m about nay part of fba I't,rtaisas, Btu7diag err Ptojoct, nay hazardous suMtanor or hazardous waste in vioktitn of apldioabk law. 9. T£NANt'S ark 'e, Tt~tt will not tx+t a' drill into a t+eoure any 6tture. or ~~°~ or °~~ ~'~, '~~~ a ~ atlt6titms colloatird ; °Allcrationa" afaa Iciet~ ~ ~'+~+ ' ' rho tvr$lm eonss's[t ol'I.sndlord, snob nonseaat not to be untsaltaoably withheld or delayed; provided, htnsraver, that Tenant, without Laadbr[d's aonsua m t, ay inststl eaib rwdsore.w io tt+o itdariar walh of the Ptnmisa for the ptttpoce of hattgiag [stinrod: and other dteoorrttiona. Nottvithatstsditsg aayUrigg is this Latse to the axetrat', all fnmiturs, movable uadr Bxlmtes nerd oquganenl (' to equipment ayetem 7sieiAg sad cablia taOlad~B ~iOIIF s"omit'y and oommuniw0iort g) instaScd by err for Tcnmrt, its aasigttocs err subletsexs shall be removed by Tatsnl at the termiaatioa of this Lust. tel. Asslt3~tt~p~c~, 7e5tan/ shaft not, without the prior written oomaat of Iandlotd (uet to be utrreaotssbly withheld or delayed}, asiga chic taaso err any interest teereia or wblet the Premises n any part ihee+ea!» Any dths foregoing sqa without scab atrasent zltalt be void feat any lima during the Totm'fenant desires to assign thin Loose orsnh(d ail a nay plot of Uu premises, Temaal shall clue notioe to Landlord nfcuab desire, itsohtding Use n~ase, addrr,ta and eattset paty far the prvposcd ttasiguoe os subtenrent, the t:S'notiva +tde of the propaed assigt[mtutt or subh:asc (inclettitag flee p[npoacd occnpaney date by the yroposed as:igncc tr subleecoa), and m Oro iaalaaese of a proposed wsblease, the equate footage to be subleased, a Boor plan professionally dsawa to scale dcpictm tha propesod su6lcaae area, and a statement ofthe dtaatioa of Ute proprsod subkoc (which shalt is nay and ol1 e.+ent 8 sw+tpit+s by is Lams pr$tu to the saheduied et~intioa of this [,east, aasd ia+asediatdy ~ tha soomr ttsmiseation bmeof), landlord stay, at its optioy escryjseble try nutlet given so'1'ea.nl within f«ty-Sue (d5) days next foitavireg tanelloed's rrceipt of'1'ereent's ttotioe, elect to iswptuoa flat portion of the premise to be sublet a asaigaad if'fcaaas is propaiag to sublet eu termiisatc this Iraae in the event oPan a<signmeaL Itegardlass oflandlerd's oomesnt, no sublattiag w• m:igt[maLL chap ttlt'aac Tetrmt of Totrutt's obligatim or utter the primary liability of Tames b pay the Rent and to peaiotm all other obligs;tions kr he performed by Tnant here~mder for flee rernainde•r of the then atr[rt:t[t I.t:ase Term. Landlord shall be tattitlod to a S23Q fee tar consenting is any sublet or assigruaent. NatwitluNanding anything to the oonfeary contained in ttts Least, Tarrant shall have rho right to usign this LcasC w' subtc[ ttir I'rcmises, without Landlord's ooareaL, to () nay aHiliatt or wholly owned subsidiary at"ftaant, or aaypraohaser into which Tenant is maBod ex oonaotidalcd, or (irk tlu ptutiltasea~ of all or subetarualh• atloftho aetc:ta nf'1'cnant 'the patties ag[tx Utatifahall nut be ueett:a+oaable to Landlord to u'iUt)told its oottseret w any assignment or sublease if: (i) the pt,ap~ sssigetce a sublessee e}utU have a net worth .a4riu}e is not aoeeptahle to l.sndtord in Landluni's reasonable drscretiare; (6) tlx: proposed accigncc err sublessee shall have no rtlinblc orcdit bistary or an [mfavo~rs+bio credit history, or other reasonable ntidrnee ccisu that the proposed acsigaree or sublcasoc will eaperianoe difficulty in satisl~ittg its lirrmacisl yr other obligauioss undrr thn Leasr, (iii) the proposed attigncc of sublessee, in Landlord's reasonable opiniart, ie not taptttable and of good vlwraoter; (iv) Uee poetiott of Wo I'remiaos rcquestexl to be subleased renders thr ba}anoe ofUte p[cmises uakasablc u a separate area; (v) Tcaeasu is proposing a ste6lesse at a ren W or suhre:ntal rytc u~icb is lrxs Eban the thrn fair mariot ranter[ rata lie the poriiez~ of the Pasmtises being sublcascd or assigaett or Terrmtt is proposing to assign or suhlcase to an cxieting tenant of the building or another property ottned by I mdlord ur by its partaera, or to eanoQtor prcrspcoE aiih «itom Lsndloa d or itn patttrcn:, or ittelr atL'iliattnt fur titer ncgotiatmg; (vi} the prupocod assigaet or -ublessoc wilt cause 1a:xUord's esiatiag pail-in8 facilities to be rtasonzbly inadoyuato, or in violation of coda rt:quircrnenta, or requim Laadlotd tp incre:sse the parking area or [ha number of • psai;mg apaaes to rne:et coda ree}uiremenu, or the natures o!'auuh party's lwsiness altaIi aeesonabi)• require more tltart fiver (b)pw~king apnoea par 1,l}DO rentable st}[rrm: tcex of ~tror spree, or (vii) dta nature of wch pact}~ s propaxod letuinas operation would urmigbt rcacanablypazait or tegnire the oats ofthc I§entisa iu a lantern inconsistent frith t}eC "Patnittcd Ltsc" spca}fioS hcYniq would or might reacwesbly oUtav%[sebt in oontlict wiUr txpucss provisions of this Lease. would e]C refight rznsonabIy violate Urt: rerun of any other lt:aee for Ute Bwldiag, or would, in Landlord's ,casonabioluc(i3ratW. etleetwise lx inccmpstible wills othor tauteciu in the IIoilding. t 1. LANI)LO n".e k tr;#ar nt.• r: rarQ v Lsndlard sad pcYVOas authoriZrd by Landlord [nay rnttr the Ptea:i isex at a[I r: eacmabte times opera reasonable advattee notice (or any Lima without noricc ui ttw Daze ulna emc[geracy), Landlgnl shall Levi be Iiabir for[t:axoaabte iaoonvcnicnoe to or distarbaaw of Tenasrt by reason a~taay such Cntr,Y, provided, llpwaver, flea; is the Dose eafrepaits or.wtt;, suet shell be suns, su far es pradtioabk, so as to not ururawrnably intcrf'crs w•ilh Tettant's cue of Qte Ptemues. 12, ~ ._ ~, landlord shall at its sole ea+l and expose, knee and usainteet in good repair (iachsdiag my axasary replsocments} the Projc~ and the Sanding including but not Iimiled to (i} nil structural nod aostettutxtual coarPOnetdt ofthe Bnildittg (including witheart lieaiution the exterior walls and roes rain Suttees aetd donetspoats, foundation (u7 alt ptuaobiag, clamisipl, apriaWer. H\+AC, meohanioaS sad other tmildIIej s}stcma for theBrtildmg, {iii) aI1 orneman areas, stav~tsllr~ elevrtras, watwoys, drivewayr sad patih[g areal now• csiating or hetaatter oons4voted (including without 3im'statiem saves, ice and srfisso mew al, mowing and laadsoapiag}. Laadbrd shill oleo 1n~PUYrePlaoe as necessary all tight bulbs. ballasts, tubes, t-IVAC Slue, oat7ing Ww, outlets and siratYt[r equiptnert AII repaan sad seplooemeNa meads by Landiexd shalt utifizt matetiate sad equipment which ate at total o4us1 in gaality and urdnJrrse to lbws origieatl}, ru:nd is eorutrooting tha $uitdins wad the Pttmua, leaeellurl Mar D2 07 12:43p tent invited sluU pnottide tlta jastitorial sttrvioa forthe Promise sot faryt ea L;rhtbu "C.",. (71 364 3781 p.6 13. llx from l ~~• T~~ shat{ obtain sad k«p in fr.ae at aH tba« during tdeot: at its own vxpearn, oopemetuiy yetrertsl liability iaaursatx inoludaeg oorrtrs~tusl liabil$y and ps:sunal i~mY 6abslity, whit txrarbitrod siagk liasita dS1,000,000 UO (end S2,OOO,D00 in flu sggrrgae, w•isb'1tabAtH" w+'exssa of SS.OW,000) oft acoounl ofboddy injury to or daeth of one a more persons as tbo restfll of say not: sccldent or disaster m roaaosabla tvgttire, Landla,d shalE olxaia and I:eop is fatoa at tU tiwtx durisg the tartar Laso>: at ib own 4 t:oaaratacitd gaaerd liability imitranoa inalu&rtg coatraotud liabituy noel pasowl etjnry liability; with oomb'med stools limit: of 51,000,000.00 (and 52,000,000 in the sggsgata) on aocoant of bodily injury b or death ofotte or more peusarts as the teantl of~y ono aooident a disaster omtaring in dta Building or the Project (axaludirj the Premises) noel os account of dmtage to property aB in the But7ding or the project (exeluditrg tlx Promic«), TanaN cltaU abo te4airo its movers to procure and deliver to l.aadlarda cartifioMe of imursnoc naming l.+asdlord as an ralditiottal irtetrred. 'feusal shall, at iL sole twci noel eftpertee, trumtain in fu11 force noel aS'cct on alt Tenant's trade fixtutta, cgttipenen( urd personal property cvr flee Premiaos, a policy of lrpeoial form' property inaraprue: wvariag rho f@ll Klslaocmcat value of such property. All liability iasuranoe togtsirad hercunda shall pp4 be subject to omwcllstion without at tang thirty {3tl) dew prig notion to .Il irtanr~ds, and chs]I name Tenant, La:td>,ad and Brandywine Realty Trust as trdditionat ineurrcbt as their interests may appear, and, if regnestesi by Lastdtord, aha11 oleo coma as sa sdditiona! tenured any tfsortga jex or holder of snymortgsge whiob may he of bcoaoc a !'ast upon soy part ofthe Premises. Prior to the oemmataemeat of We T«m, Tenant shall provide LatxQor+d wilh oorti6caler which evidcaoe tltst the coverages required have bacu obtained for We poiiey periods. Tenant shall also Rrrtsuh b Landlord Neroughwd the 1'etm raplaaemettt cetiifioaia m least thirty (3D) days prior to the tutpiratiem dsley of that them otsrtttt policy or policies, A11 the ia:unaoe regairod undo this Lcasa steal; be issued by iusttrrattx campanip sutharised b do brrsirtaas in the Commomvealth of Pennsylvwis witlt ^ Gametal rating of a< least m A-X « rated is the roost turnl cditiat of Bat's lnsurantx Reports and is bwinesa for the past five year[. The limit deny soon iacurancc shaft trot limit the lisbitily of Tcasttt hcrosnder. If Tataal fails to maintaut the iturrrunoe iY is tequirad to cony hereunder, Landlord may, but is not tsquocrt t0. prooutt and tnsiettam tttc same, d TeitmPa expense to be ncimbtused by Taant u Additional ltaret within ten (10) dap of written demand. Anv deduotibla under such iasursaae policy in extzis of Twtutty For 't'housand (525,000) must be app[ovcd by Landlord in writing prior to iasuanee of salt policy. Tenant shall aotselFia:urc rvithoui Landlord's prior written consent. Each party hertto, and anyone claiming through or under Ihesn by tray of subrogation, waives and rcteaara any canoe nt'actioa ii migh- have against 1be other party and BrsadywLc Realty Tout and their rtxpcctive employees, ollicrn, tnembctt, Itartnen, trwlees and agcrets, ten aoootrttl of aay Itas or damage that is or uvuW bo insured against under any insurance polieV rt:quirt:d t4 be obtaintd hereunder. Gch party agtras fiat it will ucc its best eflbetc w cause its insurance carrier to endcxae all 8pp6eable pcrliciw waiving Ore carrier's right ofrcxovery urtdcr:ubrogntion err oUten+'ise a&ninet the fiber P~'~ 1 d- I23i)Eh4ff fFi .AT1~13. (a)'1'caanl shall defend, iademrtifyand hold hstmleaa Latrdlorcl.l)rundyw•iae Iicsky Truc1 and flair retpeolivc employees and agents from and against any and all t#tird-party staters, sctiom, drmraEw,liabillty sad tatpease (inotudmg all rtiasoaable attorney's fern; e~cpeoses and Iiabiiitia incurnodta defense of nay such slater of nay action or proceeding btvughi 4tereon) saiciag from any activity, wor6 or things done, patuitted or suffered by Tcnaa2 or its agantr, liccaseas or invitees is m about iZm Premises. the Btuldiftg err the 1'rojerot twntrary to flu requirnatenL of this Lease, and nay +~jligenoc or wdlfu[ not of Trnwt or any of'1'enant's agcnh. r:oatraetnrs, ernployres ar• invittxa. 1Yitlecart limiting the gmcratiip of the foregoing, 7'ertaat'c obligati4ru aha11 include any Casc in ~vhioh [andlord or Brmdywipe Beatty Ttvst shat! be made s pony to eery litigation oommenoexf by or against Tenant, its aerntr, subtcnaaH, licensees, eona«sioasires, oootractoa, customers or employees, in whit:h casc'I-caner shall defend, mdamnrfy nad hold htttmltxs Landlord and Brandywine P.ealty'l'rust and shall ps~• all oostr, c ~i:~sces nad nasocabla attorney's ftxs iueurtrd or paid by Landlord noel Brandywine Really Trutt in connxtioa with such litigation, tttlrr notice to'fesrant and TeftastY rdncul to defend such litigation, and upon aortae froeo Iaadiorxl cbslt defend the same err Tenant's expense by couasal satisfactory W landlord tb) Laadlot+d shalt dstettq, irtdcatttity and hold hartalecc Tenant and its respeati~2 tmnplayccs std agettu Crum and agsintt arty acrd all third-patfy elaims, aetiotu, damages, liability and expense {including a!! attorney's fax, e•xpensa nad liahilitia incunui is defame ofsny auclt claim of arty action err proceeding h:otrgltt therexm) arisistg fivtn any activity, wiatF artiratgs done, parmittcd or suiliped by L.aadlord in err about rtes Project contrary to the requirements of tlx Lease. arty bmat:h or default in the pcrfnemmoc of sty abligitim of Lwdlotd's part to be p«'feamed the terms of this Faase, nad nay negligcasx or tvill5r[ ant ot7,andiatd cr airy oFlsadlord`u agents, wntraecvfs. craployoes or inviteaa. WiQWUI limiting tiw genes-ality of lht ksogoing, Lattdldtd's obligations s1i,~U i~h-de any wse in which Tetmt+t shall be made a parry to nay Litigation caarmeneed by or agrarrst Landlord its agativ, sublrnsntt. Goense«, aonousiotuitea, oontractots, cusbamen or employces, tbcn t..rmdlord shalt defend, indemnify oral hotel hastnlsas Tenant and s1ta11 pay all costs, exptutsw and reasonable attorneys ftxs irtoutrcd or paid by Tenant in crmnrntion with ouch litigation, abler notices to Laadbrd amt l.andlurd's refusal to dcfrnd snob litigstioq fmd upon nofxtc 5rorrt Tenant shat! deknd the soma at L:rrdlordlr to.panso by counsel satisfaeton'to Tenant. l3. rIRE D-~t'F~ U'(i) the oscnslty damage is ofa tntlw•e ur extent that, in Lmndlord's reasonable: .I~3@mt, Wo rteptur sad ttslerstioa troth would require more than two hundred ten (210) censtxattive days to complete alkr the oaswhy (sssttmiag normal tveri ravws not engaged tit overtime), or (ii) more than thvty (30%i) peroant ~ the total area of Use Aailding is extensively damaged, err (iu) rho casualty oocucw is the Lai I.eaee Year of the 'tercet and Tcftanl has aol etttasisesj s rraewat right or (iv) inauraaoe psocoeds are mtavaiLble or iastsQioiertt, eitherpattychall love rho right to tcrmiaste Wis Lease nad all the unaearuod abtig+ttions ofdre parties hereto, by arndinII rtritten notice of such termination b the other within thirty (30) days of the date of casualty. Such notice is to spexify • terminraion date Mar 02 07 12:44p imr ~=-"= united -~ (71" _ 364 37H1 p.7 fro Ieas than fifloerr (13) days rtler ifs transmission. In the event of datoage or desteuotion to the Praaisa ur any pert thereof a set Earth in subatztioas (i). {ii) or (ui) above gad ueilire party has >srtainatod thir !nose wlthhr said th(ety {3py day Period. or is the event of damage (css e;cteuaive than that dnson'bed sbotro is Otis Artiolc 1 S, then Landlord:!roll, at its sole oat, promptly rapeirffia damage (arrolesivo of Toaaari lixArtt~ and oltrt:r ptdsonal propert}•, tvhiob Tenant cbaU t+grau and tepfaee at its ecpetue), rmd Tenant's obligation to pay Fixed Rent and Adtfitiaaal [Leon ttpap be equitably adjrut,:d a abated far such time a rho i3`pmi.as is not wpabla oflxing curd by Ttroant Cttr itt Prnniued Use. tln lien of !try mortgages sow or 4ema(ter phswd upon the premises, Auik6ng and/!' project and land tsf whieb t}tcy are a part wetAout the tstxeuily of nay ibeiha iosbirraau err sot on dra part ofTrnurt w etlastaato suoh eobordin.eiea. 7'artad lhothcr agroes to afdtutc and deliver within ten (! t}) da}tt otdcatmd suoh further instrumprt esritkacing suoh suborrGnatioa and ~ tr obtdl [nr rtasoaabty rogrrirrd by naytuortgagaa. lfLarrdlonf stall M err is altaged w ere in default many of its obligations owing b TeaaN undo that Lease, Tt:nsat shall give fu @re hofdtx ofanymartgage (~hc "lti(urtgagtx`) now or beroafia placed upon the ptnaises, Build'mg andror i'rojroy edict by avunighi grail oCany such dclialt which Tenant shaft have nerved uPa Landlord Teastei chat} ltd M tatiticd W oawaice any right or remedy m thex may be because ofaay default by l.aodbrd widrout having given su,:h notice to Ure Mortgagee. V Laadlonf shall fail b curcsuch default' dre Mortgagee shall hove Corry-free (IS) additional ds}R avithin wlrioh b care suoh dtdaalt. 17. CQTIpI:~9tATItlT1, jf'jp l.an3lord's rnsooablaj~~eax a taking ssndr~s tare f3uifding uncuitabfe, or if, in Tenant's reasonable judgmortt' a taking rtaderc the Premises wuttitablo For Tcaerrt's pertained Use, thin Leacc shall, at eitlrcr panty's option, twatiaate as of the date tiUc to she cottdeamed real state vests is the condarnaor. gad she Rent heroin rt:served t:Lall be apportioned and paid is fuSl by Torrent b l.sadlord b that date gad all rem prepaid fa nay period beyond that dsk shaft Torttnvith be repaid by faadlord ea Tarrant and nadha prey shall drerealier Lave any IiabiGty beraardrr. If this Lease is nd tamitssted aftet goy such taking or oaademnalion, the Pirrod Rent gad the Addittoosl Rrnt shag be equitably rti-d~ is prolrarrioa to she area ofthe 1?remisos which leas been taker for the balance ofthc Tetut. Tenant sha11 have the tigld to make a o4im against Urc condemnor for moving expenses and buautars distocatioa datnsges b the anent tluk suoh oloim does ad redoes tha snma ethrna+se pa)•abk by dtc ,xxtdcmnor Yo Lsndlortl 1 B. ESTOPPEL CE'R'(•lp'gr p'(-~. l3aoL PAY ~°a at any time and from lime to time, within tea (f tl) da}s atttr the other partYr tvrittm rt:qucst, to c>;ooutt and ddiva to ilic otter party a ..rittrn irr:trurnertt in rccottilttblc form cc:ttitjing all information regarding tL'u Least reasonably rvquestad_ 1 `~. DL•TA ]T.T• tt Yenaat fail! t4 pay arty iastaltmeai of Rena when due (provided. however, landlord e1raU provide writtrn notice af'ihe failure to pay suet !teat gad Traaat shall have a three (3) bttsiaess day grace period tinrn its rnocipl rfsut;h L:,a,Uord•s aOtinC withal whioh to pay such Rena aaatltout oreati[tg a dSauli hcrnttndc:r. Tltc talc fee set tix-th in rVtiole 3 haeofshaU be due on the first dayatiacuch pa}'utotri is due atcspcctivc ofthc Corcgoittg oorioe and grant p~-itnt); Trnwt abwdoas the t'rsntisn (othtxlltaa is the case ofa pcrmincd sublcttiag a as:igametit) err (fCtmi4 the sactn: W be uaooa:upied; Tenant fails t0 band tn't7 E wrshvetioa nr otrx:hsnios lien eei}~is+. tea {1 p) buni:.cac dais of demand (if muffing Ct,om aaartt puformad by Tenant or its agents err ooatracbots};1'enant fails in observe or perform env of Teaartt'a other non-monetary asreemtats err obligatinns haciri ccntninod H•ithin tlttrtY C3G) days offer written notion specifying Ute detach, or Urc atpirttlion ofsuelt additional tune period as it reasonably rrooeccary to care stx;h default, provided Tenant irnatediatcly rorameaoes and there,tQec proreedr with al! due diligence and in goad fu(eh to wrc such default; Urea, in nay suoh eucttt, art "Event of 1?cCaoh"shat! be decreed to gist and Tenant sl,al) hr• in default hcrtvtider. If sa Event of Drfaatt:hall otac;ur, Ute tolloasiitg p; T•isiotu shall apply gad Lmdtord shall has•e, in addition to aft other rights gad ram,:dia available at law or in oQuity, including the right to tctminatc the Lease, Ure rights gad remedies set forth herein, whiolt may be axoroiscd upon or at nay aims foliotviag tlta ooourrenca of an Event of 1~efatrlt. 1, gdr e(e~' ayfRcnt, Byaotix to 'E'eaattt' Landlord shell halt the tight to eoceterate all ttccct and all ecp;:eu;c due hereWda and ot$erwiso payable in itutallmenta wtz the trataiader Mthe Torn: and the sataunt of eooclcratcd rast to the [crmination data asiUtoul farther noii.:c or dntaaad fof pa}taent, shall be due and ps}mbk b}• Tarant aa9rhio five (5) days after landlord Las so adifted'1'ensnt, snob tratount ooikctod from Tcasart !ball bo disooaatcd to pn>seat value using as intos'cii talc cifsix puvcai {6"a} ptx atuttua. Additional Rcrtt as4rich ha: not bc~t ascludcd, in whole err in part, in aaoelaaled rant, shall be due and pa}•ablc by Tenant during tJ:c rtxaaia3.-r of she T~:st, in the atutwnts tend at the times ofhtxwisc provided form U-u !.ease. 2. t„~dlotd's Dan,oeec. 31re dameQCr aYltioh Landlord shall tz entitled !a ttmoacr from Tenant shall be the soar of {i) all lrireci ttcrtt and Additional Rrnt aoottted and unpaid as oflhe lerminatioa date; and (iixa) all tsasaraftte eot:ts and tncpcaQes inntured h}• I atatflord in ttxoverirtg ptxcecsim of the 1'rsmisrs, inoloding 1ega1 fees, and removal gad atoregv ofTwtsnt's property. (ii)(b) Ihr reasotteblr oats end cxparsa of trutn•ing the Premises W the oostclitien in avhioh rho sawn acre to have Men surncrtclercrl by Tenant st of the expiration ofthe'I'ena, and (iixc) the rt:asoaable torts of retching ootnmittions; end (iii)sit r(~=d IZCd end Additional ltmt othcnviso pa}atbk br 7'eaertt over the remainder of tbo '!'Ctm ss rttdmed to prese+rt value and all Dora equential damages relating to Teaattt'r holdover 6e}vad rho expitntioa ofthe Term; ltus, dodaating fitxn the total determined under sabseotiotn (i), (ii) and (iii} above, all !Leaf which Latadlord rscciva Ccorn oUra te:aat(s) l>)• tsosoa of rho !casing of Uro prmaises during any Period falling within tltc odrerwisc rtaaainder of the Term. S. Landlord's Riettt to ~. 1ViUttrut limiting the ttcntzaL'ty of the foregoing, if Taant sfaaU 6u'1 W pcrfona ,any of ib obli6atitmrt horotatder, Landlord map, is addition b any other tights it may have in law or in equity. curs such default on brhslf of Trnant and Twant shall rctirnhunt Landlord upon dcaiand for any rcaaoasble srrrna paid err nosh inourrsd by Landlord is oruutg suoh Mar 02 07 12:45p imr invited [?I7 364 3781 p.8 defatttt, inchulsay reasuo7abb; sttamq~s' tea cad athor btgtrl a'pewes, togetlsar with inlenost at a rate od'six (6°.L) pnrvent ("DeSsuh Rate") Gem the dates oR'I.tmdtord's issxatie~g oS s+nb cents ar czpdiaas. d. :tuns payabb: by Tenant banurtder, ki-ieh are aal ~ .Aar 5. No W 'ver by Wid aftatbe scent shall bs du chap bear itrietest of fba UdLatt Rafe. 9 No delayor frxbeana~ by LssKltord n sxsrsisvrg nay ~ ar romedy beraatder, ~ ttutdlor'd's aodettdiag ~ Pafamio; any act ar rnatta which is not ezlrrast)• required to be aadertakcn by I.andlotd shalt ba ooasteaed, respectively, b ere a waiver of Laadlordti tigbh or W rapeaeat amY'b~~ by tindtiard to ' undertake ar per{orm such ad or mallet thtrtea8sa: Warr b I.aadlord of an hrraoh by Tenant of y Y coy oovemnt tar 4adtord ro a.Yroise aayrigkt or temtxly is respoq t>1'aay stteh breach ah.t1 as oorntlituty u waives orre • . the fuhsre of t a,dlord'a eight 4a haw tray avah ewanatrt or oonditiat da! hatprishraent for I.uttllardy t~glrO arising because of any sabsequmt blanch of any sueb vovrstant oror condition car bar nay ght or remedy of 1-mdlott! in raapeet aE such iRtaeh or ~ ~bseyucstit bRapty. an additiow to, cad ad in (iatr of eay al'tht: fasgoiag rigbss gratrteti to Landlord: TEKAN'I' HS3tBlSY Ei11POtYERS ANY 1'RO'ITiONOTARY, CI.F.RK OF COURT pR ATTORNEI' OF ANY t:OURT OF RECORD 'f0 APPEAK [~'OR'l'ENANT IN ANY A>\ D ALL ACTIUNS V1'fiiCil DSAY BLt SROL3GilT I~UR ANY RENT, OR ANY CL;ARGE3 HERESY RESER~'8D OR DESIGNATL+D AS RENT OR ANY UTI~ER SUM PAYABLE DY TF,piANT TO LANDIARD UNDERUR BY REASON 09 THIS LEASE, INCLUDING. WITHOUT W;tAITA110N, ANY SUM PAYASLLr I;&RBUNDER, AND'I'U SIGN FOR TENANTAN AGltitiBMEL:['I FOR EN'I'1SRING [N ANY COMPS CKNT COURT AN ACTION OR ACTIUNS FOK THE ItF+CUVERY OF SAID RENT. CHAR(GICS AND OTHER SUMS„ AND Ii<' SAID SUIT UR IN SAID ACTIpN OR ACTIUNS TO CONFESS JUDGM$lt'/' AGAINST TENANT FOR AL.L UR A.NY PART' OF T8E AEN7' SI'F CIFiI~D iN TNIS LEASE A ND 1'HlrN UNPAID Il~iCi.UDIrG, AT LANDLORD'S OA710N,'i'i; K RENT NUR THL $NTIRE UN13}:P[R,BD BAi.ANCL OF TIi>L TERM OP TIIIS I.WISE AND ALL UR ANY PART Ulr ANY OTHER OF SAID CHARGES Olt SUMS, AND !FOR [NTERBST AND COSTS TOGie'['Illt3t wZTEt REASONABLE ATTORNEY'S P'Ll:S OR 5•,b, SUC:H AUTIIORiTY b'SAL.L NOT BL RJi$ALISTED DY ONE IO;EitCiS'$, TIIEREOB, SClT JLfDG1YIEA'T AfAY BII CONFFCS1iD AS Al'ORBSAID FRUI-i TIME TO TlRtB A5 OFTEN AS ANY OF SAID RENT OR SUCU OTIi$R SUbtS, CHARGES, !'AYMlFNT6. COSTS AND FJiPiElVS1SS 51IAI.L ItALL DUE OR AIi IN ARREARS, AND 1+UCII POWERS MAY B8 E7-ERC:IbED AS WEL1L AN T&R THE F,,};PIRATIaN nF TSL'CISRIIS UX DURING ANY ti?~T£HSCOi~t OR REI~E\~~AL OF TIlIS LEASE. WHEN THIS LEAS?: OR T1;NAhT5 RIG[-IT OF POSSESSION SHALL BL TEILMiNATF.U 23 Y C'OV ENANC OR CONDITiO[ t F3AOKF33, pR FOR AN1 OCHER RI?ASON; L• ITHER DURING Tti£ TE,Itiq Og THLS LF.ASF OR ANY RENtwAL OR L.\TE.NSION'II-TZrlltE01+, AIvD AL50 PII~:N AND AS SOpN AS IY.k, 'i'[RAS E~SLF9Y CREATEll OR ANY L• .l'TF:NSION 'fli1~REOF SHAI1. HAY E E~4'IitL.D, Ii' SHALL BL• I.A WFUL J'OR ANY ATTOKNEY AS ATTORNEY FOR YENAN'1"[b F[I.E Atv .r+G1tEEMEN'i' li~R EI~'TL-KIl\t, w ANY CObiPETEN'f coURT AN AcrtoN 't'o CANFESS Ilmct~lsl' ~I F1FC.:37.{5NT AGAIN ST TENANT AND ALL PfiRSOHS CI.AAISNQ UNL)LI2 TENANT, 1VFIE;REUP01~, ff LANDLORD So DESIKlJ. A WRfC OF EI~CUTION OIL OF POSSESSION I,tAY ISSUE: FOELT[~Yt7ti, WITHOCI'C ANY PRIOR \Y[LIT OF AROCEEDiNGS, WFIA7'SOLVk12. h11I} PROVIDED THAT IF FOR ANY RL-ASOt` nr i'i:it SUCH ACTION SHALL HAVE B1~:TI CC}IvIivIENCFj[) 'IT [E SAMIIi SHALL AE DEI'EIt3~1INED At1U THE POSSESSION OF THR t~R[iM15f:S HEREBY i}EMESEU Itk~2,6STM GU OR B1r R[~I'Oltt!) '1'U TFT~'AN'1', LA,~DLORD Slitll. t{Al'E TEi[, RIGiiC UPON ANY SUHSEQUEhT DFFAUI T OIL D$b'AULTS, OK LR'OA TI~iL TFILMLNATIOAt OF T[{lS Lk:ASE A$ liF1tE[NSEFt3RE SET FORTH,'1'U liR1NC ONE Olt AiORE At:7ION OR ACTIONS AS KE.ILF.IN3iEl'ORE SE'T FOKTH TO RECOVER ['OBSESSION OF T!~ SAtt} PRFT.4ISBS. In any action to oatfas jadgmeat is a}pg4RCal Of fOC TEtR is gCtgry, Lcmdto~ sttatl fuxt cease to be filers in suatl 66tlpa as atCtdaVli grade t1~ li Of SrJmeUnC acting for it fttting fntih t}iC fatb atcarCary to iulhot'irc thtl c'rltr}' afludgment, of which Lets code r.8idaeit shaft 6a coactuei~e e~Kdenc~e, cad if a tree copy of This Lca+e (cad of the l=oth of the Dopy such rl6davii shall be sndicient ovidWroc} be filed in sucb action, it shaII uol be nt:cctsary W file the otrgirul as a warrant ofattotney, nay Tula oCCour>; castom a predict W the contrary nattiithstandin~,. ~~_(INiT[AL). 'fENAI~'TlYAiYEK TEn,1tY'i'SPECIF[CAI1.Y AC`ICN01VL8DGbSTLtAT TILNAN'f HAS VOLUNTARILY, l-N011~INGLY ANb)11TELL[GFN1'LY 1YAIYED CERTAIN DUE PKOCESS RIG$TS tiC- A PREdLIDGIItL+NT HLAbLIKG 8Y ACRF.IiSNG To TH_ Q T$snts of TI3E FOREC:OING petRAGKAPIi3 REGARDING CONF&tiS[ON OF.TUbGttt$NI'. ':'EMAN'T PC7RTr3L'[L SPECIFICAI.,LY AGREES THAI' IK TII$ $YEKT 08 AEFAUL.T; LAItIDLOF.D I!+I4Y FUCI&C!!{ AIULTII'LE REItlEDIES INCLUDING ODTAINING POSSESSION PURSUANT I'O A JEIDGMEPIT 9Y C:Ot\F[SSION AItD Ai c0 t]D'I'Alivll~G A It1VN€Y JUDGbiF.A"l' i+~p[t pA,bT llUB ARID ACCRI,t1tATED AMOUNTS AND E,CSC[I'cIA'G UPC).1 SUCK JUDGMENT. IN SUCH E\'EA'T AN2) Sl1RJLC7' TO'CH); TCRl4tc SET P'~ORTI[ II&Rti[N, LANDLORD SHALL PROVIDE [rtiL,i., CREDTC TO TENANT FOR ANY A'FONTIiLY CONSLDERATIUN ~YgiCH LANDLORD RE(:QYES FOR Tlil~ LEASED PREIt1ISES IT M[TIGA'[ION OF ANY O[il'IGATLON OF TENAN't'TO LANDL,OItD FOILTIIAT MONEY. FURTHERMORE, TENANT aPECIF1e:ALLY WAIVES ANY CLAIM AGAINST LANDLORD AND [.AND[.oRD'S COUNSLr[, FOR V[OLATION OF TLtNANT'S CON9TITU17VNAL RIGHTS IN 3'[iE EYENT'i'$4T JUDGMENT [S (:UNFESSED PURSUANT TO THIS LEASE. '-~- ~t`1'~Qt+'S AND lYA_RR^-t~'t'1~,ti': Landlord i~eptescnN cad warrants that Lurdlord bes good and martctablc fat simple titlr to the pno)Cet and has Arlt tight. authority and ftaanoing to mako [his Lcaac and to Mar p2 p7 12:45~+ imr invited [71"_' 364 3781 p.9 perform ac troquited mdtr this !.ease, and this Lease does trot oantlid with any other agreeatent Io which Lttodlord is bowed 'fhe peasoa eftouRiag Ibis Lease is duly attthoraed to exectste surd deliver this Lwtsa on bebeifofi,attAcxd, l- ~ A~*t^~ Taoaat shall, at dte tt7Cpirsdips of the Tam, P~POy Suit sad surraatier the pt'emisac u+ 8O0d txder sad oondN.ion Geasoaablo wear nerd test, damage by casualty a emiaant domain, sad Laadlatd~ ntt-iatertaooe and repair obligatiotas Croopted) and io stottfortstity with [hc applicable provisions of this !arses Tatum shag Lava sto right to !veld ova beyond the ea~yatiost of the Term attd is the event '!'warts fads to deliver potueuioa of Cite prrauisa p barrin provitind, TeaatLL•a ooottpaary shall not be ootulrtttai fo tII'eal a coostiUtte aa}thing other than a s °C' rmY ooottprtnoy eaep oa ems a amana one to Landlord by?stoat shaD automatltttelly t-rt~md, at Laodlard`s option, for an additiatrl asanth at txy lnardrsd percent (20096). the sum ofthe Rant m tlwse spats arc sd that tins cakulatod under Qte p[m•isiaas of the Lease. The atxeptance of teat by I.taa3lord err the fttiittre or daisy of Laadlttrd in aatifying err cvioting Teeaat fallowing tba trxpiratioa a saontx tt:nainatiuo ofthe Term shall not agate any taaattoy rights in Tarsal and nay such paytatatts by Tertaat arsy be applied hp Landlord agaittri its pacts sad ccpenaay, inchtdiag atttw,tcyh fens, iaotrnd by Landlord w a result of snob holdo: a. 22 RLiLn.S A, i~ pr tt a:flOl~tS. At dl times dttriag the Tatra, Tenant, its wtployeca, agents, irrvjtees turd littertses shat! tmatply' with art rules and regtdatioas sptwifieti on Ech;bt '~" a~ttacltad hallo and math a part hanro>: togaber with e11 teasanable tales and rsgniatioaa as Landlord tttay lirorn time to time pramulgtue provided they tb not tuateriaily inarv+xe the 6ttamid btuxlws of Tenant a tale away nay rigWs spxifivaily ptm7doJ b Tanaat is this Lnmc. In the evaat of an iaoonsitta+ov betvseea the rules sad regttSations std this L.aaac, the Proviaioos of tfiis !.ease shall cvntto[. 33. COVI=t?rmtr~ r. rr~~I,,~TiOj~r, 7eaaat 61ta1>r in the tuc and occnptmsy oftbe 1'temisp and the coadttut ol'TenattCs baeiaeac err psofasion therein, a! all times aasnply with ell applicah[e laws, ordinanoa, txdcn, rtoliaaa, rotas and ><gnletiotts dose fedua4 sett and maaielpal goverwatmts. Laadltu+d shell be:,capomttbk fqt contpliana with Title IIi of the Ameritams with flisti»litia Atri of N811, 42 it,S.C. ~12i R l ~ ~. smd its regalatioas, (wllootiveh, tlu'ADA'~ ([} as to the deign and coastrvotian ofextcrior and interior ooauaon atop (g,g, sidest~lLs sad parsing ascac) oral (ii} wilt texpeat tq the initial deeiga utd construction by Landlord 1w~~ as sex Costlt aboMe in the initial sexiartcc hereto, T'caaat eholl be tesptmsible for compliatttx with Utc r1DA in all other s>~ptxts otmoerrtiag the use tmd occupancy of the Preatices, which comptiaaa shall inclttdc, without lim station (i) prottis ion for full end egos! cnjoytncnr uftfic goods, eerviots, faoitities, prn•ikgec, advantatta or accommodations vfthc Ptzmiscs as oontt:mplated by end to the extent rcGteiscd by the A!),~, (ii} c»mpli+,nce rclsting to reyoircmcnta ttndcr the ADA oramtxtdmtmte iheroto arising r.{ter the dau of sloe I.easc sad (iii) compliance rclttiog to the cl=sign, leyvut ernovatioa, redocaratiug. refnrbisltntent, xltcraliort, or improvement to Ibe Ptaaaec made or rcqucstod by Tenant at any time follmvina cotnple:iou of the Landlord's iVgrlt_ 24• ~4x~~. K'herovor a notice is requited, notice shall be deemed to have been duly given if in Kriting sad cithor. (i) pcnotsally arced; (ii) delitisrsd by pts-paid nationally rccogttiZed twtxnighi couritx service; (iti) forwarded b)' Regisfcted or CetiiJied mail, trtutrt trocrpf rcquated, p:xtagc pnpvidi (iv) faccitaile with a copy mailed by Fit st uit~+e U.S. map or (v) o-mailed with a•ident:c ofreec:ipt xad delivery of a copy of the notice b}' first place mait_: ii all such cases addressed to the parties at the fotlowirtg adtlressn: Tcnttat; TMK LQvItTED ~ ff~"~ 340 Corporate Census Drive, Suite 3011 '~;~ U ;~ UV - Caatp Hi11, PA 17101 ' Atat: Thomas A. C.atrott Pax '~iv: 717-909-U I5a );-J\tail: 'fG+vrc.-tt~rimrliar itcdcorn Landlord: Braadxvine Cettiral,l..I>- Ataetdyttinc Realty Trust 40l Pt)mouth Road, Suite 300 d01 Plytouth Rued, Saito 500 Plymouth Meeting, PA 19452 Plymouth I~letxing, PA 19462 Attu; Phil Sohetdcei Aun: Arad A_ Aiolots{ttr General Cou>,rei Fax Nu: 6l0-325-5622 l~a~ No.: ti10-83.-4928 t`-taGtit: philsgtectkctCcrlbrturdtiwin ~tr..•ootn E-EttaiE: ~ggQ,yls-4!,}~yu'~J?F Each snob notice shelf be deemed to have been gitica to or srntd upon We petty to which sddressed otr the data dto same is tloliverad or dcGvcty is rcfuaod 23. BROKERS, Leodlord and 'frnant each trt>resettts and uatnnfs to the dhet thst such part} hen had no dcafittgs, ncgotiatioty err consulwtiatt s~•ith seepoot to lire Ptcroivcs ur this trartsactian µzth any broker a finder. Landlord shell pay all few err oomtuiuitms doe to Campbep Real Fstalo in Connccdon u~th this lease. F.aoh parry teha8 indemnify and hold tltc other harmkas firm and agaiuct all IiabiGty, coat a:,d e.~ettsc, inelading +tttorneys fees and court opera, arising out of nay tnisrepses;erttatioa or breach of waraatay undo this Article. 2G. [~.NDr pu ~ 1 t~u~• 1,~~~ obligttti~s hcrounder shsft tx binding upper Lsadford only for the period aftime that Landlord b in ouraenhip afthe Baildmg; rnd, upon terntinatioa piths! ownrnitip, Tonaot, except ru la any ttbligatIotts ufiioh arc then dun and vwetg; shall loot[ sok1,Y to I.andlonl's atrct:csea in ntlercrtt its the Tsar 02 07 l2: 46p imr _ invited (71' _?_' 364 8?81 p. 10 Bnildirtg tta the aatittatttion atf Bradt and atery obtigdioa ofLttndkad horeusttiet: Lsudlotd shah hnve ao personal lirbil(ty trader soy of the lercns, aoatlitioos a awments of thi. l.axrse and Tanwu eirstlt took sotdy to the equity of iantifad in Ibe Bta7diog far the aatisfwtion ofany claim, temaiy eu cause: of aeries scorstiwg to Tu-attt as s result oFthe btanoh dany taootiors ofChic Lmse by LsrdlorrL in addition to tlta forogoia5, no reoottne shad be Lad for sat ebtigatiwr of Laadlor+d hereunder, or ftx any alsiar based [bassos at' olhetwiw is rtspeet lhercot: ogainat say peal, present or fittaire trnstec, member, t+aAaer. sheneitoltior, o~icar, dirootoq pattaex, agent atr c~p[oyoe of Lattdlard, tvhAher by virtue of arty statusc or auk of Int; ea by ~ i deny wcssmaat or Penak)' or other+tisq all such other iiabitity being 27. u~u•p~~, ~~ a ~ sob eapcose. oo m tenet sixty (till) days' prior writtem eerier to Tcntmt, rosy regatta Tenant b mote firom the I~maes to atotlter snits oFcnbslaatislly oomparabte s izr (i.c. ant less titers S,09G syttara feel) end decor ~ gte gaild(sg or in the Project. Tn rho event dany stash rntouatitset, Landlord sbali pay all ttte tttpenmes of preparing sad dacoratirtg the nt>`r preasicy so Atat they will ba substantially sanilar to eho Premises, to'l'esant's ttiasottablc salistxctian, asdshaSl also pay (i) qta e.~~cntta ofmtrviapt Ttnasat°s furniture and e4atipmcnt to the new psctaises, (ii) the otrt of iaataltwg eomO7ttitioatiena and dour tins acid [u:tNOrtes la UtC new pretui:ca sad traosferrtng telephone, eamtanaicatiees tmd other services to the s>cv pPeRtisa, sad (iii} say outer reasonable and dttcuotanted nest. incartt:d by Tenant in relooatiag to the noa• prcmisa. 28, IvtISC~? .4U!?nr r~C PROV CtOtv~, (a) its tb'a i.ease shall bird and irate to lht: benefit of the pstiiceq it snoxKOrs dap is sad obligations providmd that no rights dsail inm+e to the beae6t of Bay strooeisors or [assigns ofTtamt sttdess Landlord's wtiUea cotueat far rho traosfar to sstolt sutteescor trodfor assignee (if requireei) hoc First beta obttaittod m provided is Art~y~4 lsereoF (b) ~~rnp~ This Ltue shall be ttasbrted, gavemed sad enforced b aoetrrtixtwe with the 1sNS of the Ctxamonwerlflt of PettNyh'aaia, withttot regard to pristttipbs relating >n otxttliota of taw, {t:) F~ttirr Aera.a,p~, This Lease, inc}utiing the Exhibits and any Riders isenrAO, srrptsstrdac any prior dnattttioac, pttrpoaah, negotiatieas sad disotusittns betts'ettt rite parties sad rho Leese crnrtairts xSS ibe agrtxsoettts, canditiosts, undarstandingu, rapreseatations turd ~wrnntit-s mttdc betwern the parties hereto tviUt respect to the snbjeot matter ltaco~ and may not be modified orally or in any manner o$tcT thast by an ^gtcctnent in wti3istg xigtted by both parties hereto a their tsspcetive successors iu i ntcrest. R'itboul in any way limiting lire generality of rho fottgoiag, This Ixase cnn only be extended purseant to the terms hcr•wf, with ffir due t_remi:c ofan asGoa (ifeay) eonteittcd harem putxnaat b : trrittcn agrceaieut tigned try both Landlord and Tenant spt~ifieaQy exicading tJ:o term. \ro negotiations, oonexpondertoc b}• F.~ssdlord or offers to e:ctend the !arts shall be de®e;i as extcttsioa of the termination date for any period wtta4ocver; (tt) Time of tlee Essznce, TIh1E TS 41r"f[TE ESSENCE LN AI,L pIZOVISIpt\g OF TItIS I.R.ASL+. INCLUUFI~'G ALL NOTICE PRO\~ISIUNS T() 13); Y6RRORMEp II2' OR [)2h II£Iigt,r OF T$NANT OR LJtflLTL4yFtI1; (c} Ammon! sect ,y'pli 'ter ' t+1o pa)wrnt hy'frnant or stsoaipt by Ltadlord of a lassar arenas[ than any pavm,:n[ of Fixndlteat or .~tidit~nal RrnK hernia a[ipetlatt:d shall bt Jtzsrrcd to be cxht7 then aQ account oftlie «srliett ctipatated Fixed Fti'Crtl w Additional Kent due sad payable ht:renndes, per shall any endonatsrni or statement or any check or trap letter ace ompsayiag,my cheek w Pavtneat m Rwt be deemed wt eocoM and satistatUion. landlord may accept :cola check or pavtucnt anthout p:ciudice to Laadtord's tight !o rroovcr the fulance ofsuch Rcnl or n•:rsue an}• othc:t right or rcrat:dv p*_vvttirrl fe¢ in this Lease, at law or in equity, (t) Fort:= Ainieure, Ifby ttacon afstn'ka of other L+bcx disputes, Sre a other casualty (ot rcasoaeblc drlayt in adjustment ~' insursaoe), acoidcttta, orders or rodtriztioat of nny Federal, State, T.~Otiat}' or Mntiicipal nutho[ity or wry nibs causer beyond Landlord's reasonable oonuaL I.andiord is rmablc to furnish a• is delayed in tiunishing any utility or sc:tvioe required W be furnished by Laadtord uncl„'r ffic nrovuiars of this Lcasc or is ratable to perform a [sake or is delayed in performing err making any inataltalions, decorations, rcpain, alterations, ud-:litioas ar imprvvexaatts, or is anabk to fulfitt or is ddayt~ in fulfillistg any of I~ttdlord'c tstltT obligations ttndtr thi: Lcaxc, no tudt inability or ~Isa• shall WartitutL as aatael or constrcctive cuictitm. in t~fietc c>:• in part, or trttitle Tersest to my nbstcmcnt t$ diminution of Fixed KeuE, or relieve Tenant Sam any ofitx obligations under this l.teae, or itnpac net' [iabi lily upon Landlord or its agtasty, by reason of inctxrvettiepce or aanotanee to 9'enant, or injury to or intemtplion oF7'cnar:t's lwcinesc, or otherwise. (g)Fittaaciai $~ teen ~. '!'easel shall furnish to i~attdlord, I~ndtani'c t~dortgageo, prCSpegive Mcxtgagax or ptualeasa reasonably roquated financial infortnaGan: (h) Authoritg, Tempt reptssenta and warrants that (e)'f eaama is daffy orgrutrzed, vd~ly existing sad legally tsnthtsrvzd to tin twsint=a in the Commonwealth of Pcnnxv(vtutia, and (b) tree persons exeotttupg this [,ease are duly sulLtxixtxl to eseatuc and deliver tlsis Iaase on behalf of'l'txtanl: (i} k~, F,at~. In eoatt~:lmn with any titigatioa asiting out of this the or Tenont.:hail be entitled to recover sU cats iaatrrzzd, atciuding rrasonable attorna~,t-.' free, ~t~ ~y t~dttxd 29. Cp. ~ O : ~ l.aadltud tmd Tenant hereby oomtrn( to the asclusive jurisdiction of iha state oaurts located in Cumbatartd Coupty, Pcnas}~lvania and to the fcdtaal ctttu3s Iodated is the Eatttxn District of Pcnnsylvunia. 311. 13~L~~'~ Provicfe:t Twtant is aeiUtzr in dcfautt at the tfrric of ext:tcise trot has Texaarst ever 1)txn in dcWuli (itsapcptjve of tiu fact tltal Tenant ottredauch delinlt) of any tntxiotnry obligations under this larcv more than LwiOa during rho Term sad w.:lt muaotKy default aggregaaaa iA excess d520,OQ0, std Tenant is fully oasupying the Ptsmses sad the I.satsa is is iu0 Estee end efTcwt, Tanana shag harm the right to reranv this Lcasc for ono U 3 term of five (5) years beyond Utz cud ofUtc atilial Tetra (Ihe "ftenetvaJ Term"). Taut shalt furttult wtittat rtotiac of intent to rarav one (T }year Prior to the exltiratioa of the Term, fs itittg which, such tnacugsi tight shall be domed u7ived; time being of the caxtstce. The tt:msc sad ooadltions ot'thit [,ease tituing Ute Kenexal 7'erat shell rC7nalp nnohrmgt:d t:.x-oept that !hc aanua I Fexetl Resat for the Renewal Tam shall tic tlse greater of (i) the Fitcod Kent for the term axpovtg, sad (ii) Fair Alarl-ct Rent (as such term v Irercinatler defined): i4U faetass iegiinlitilt Additional Rent shall rt;msin erachaagast sad ao Mar 02 07 12:46p ienr invited [717_ 364 3791 . ' . . r Teataal Allowaoee shall be mcludod in the abseaoe of furthex agteemesat by rho pattiex, Antaltiag he7eat o00caiaad to Qte ooatrwy ttttlwidutane6ng Temaat shall have ao right to tauew the tam hereod'ettlrer that or heyood then erne { 1) cotuectttivn five (S)1"~ corm hon:iaabovc daetibed It shat! be a etoa~tiost of woh sew`h Rexte:wa- Terra tlra Laadford sad Tatant sfiall Gave mn:eated, not leas th.a ciao (9) mogttn peiur to rise aepirstion ttf the then tspitiag term hermit an aPProl>n~ amoadmaa to this Lone, io form sad otrmeat tatisfwctory to ceolt of them, mettnaidiziag the exteasioo of the item baaof for the nrxi ensuing Rcoewd Tesnt- For pttrpeseb etf 0is T.etne, 'Fair 1\4erlyd RmY'shall meant that baser teat, fa aomparabla apnea, act etf ail free or raduoed rent period,, werk laser:, cash altawaae+ea, 6t-oat pee9ods and etthwr teaetoA iat4seomesn cone:witms hetwevea denonaiaated ettoept u haeiarfter ptovieiisd, Ia detecmiaing the Fair Maier Real, Landkad, Teaeant sad say appraisrtr sha11 trio into aeooestl epplicahle mrasurcatW sad the loss faotan, app6oahk Ieagihs cvfkart form, ditlereaca is s iza of the spaetr demised, the loeatuto of the Building snd eaemparabl6 btsildiags, ttmenitia in the l3ttil<Eng and vornptaable bniidittpt, the ogee evf the 13vi3ding and eeanparafota bniidia6e, eiilCerenoos is barn Kass or stop amttewts ~' °P~unB ~~ and tax e.rcatatiosts and other fasters normally t8:en into acoouat in dertctmining Fav R4astel Beat The Fsir Mulct R,mt rhall redact the lend of iptp~rovaaent mach or• b be made by Landlord to the apace sad the Recognized E~pentex and Taxes wader thin L.ease. Iflaadlord sod'1'ertani carrot ag:nc on the Fair 1~4srL•ei Rent, the Fair ItiSasirs:t Itsat shalt be establirhsd by the folivevitvg preeedeuu: (t) ToaaN and taadttord sieatt agtac oa a single MAl eMified appraiser whoshaii have a minimum often (! 0) yrars eacperixetete in teal exlato leasing iu the mar~tal;ti uhiah the Prnmises u iocraeet, (`+) I.ardkted wad ?start shat! rse:h sodll the other (bra nal Llte eytprsistr~ of its detercn inatian of tuvh Fair INarket React sad the restates thevet'or, (3) elating the next severs ('i~ days bath I.andlad sad Taunt shall prepare • written etritigac of the othex'r dete+ves@eatioa sad chat! deliver it to the odecr patty. (d) m tics tenth (LOth) day follrnvisg deiivay ofthe etritigeta to earth other, Landlexd'a std Tcnanl's detenniarlients and oritiqucs (es exigiaslly aabmittcd to she other party, wife no moth'ficatitttu wltalsoevtr) thali be ttrbtetilled to the apprveisex, who shall dceids whether Laadtord'c ex Temaat's detextoination ofFair hiat3mt Rent is mote e>orreet. The determinrtiops to ohae+a shall be Ute Fair Marl;q Rent. The appraiser shall not be eattpoatvmd to ehoose any number etUta than ttte Landlord's or Tatant's. 'l~tc fees of the appraiser shall be paid by the teea•pe•a~ailittg party. 3 i. OCt1F_'f EI~1,tAYMt: }yT, pry„ • frn~ (~ ~~~ ell of the terms acrd voaditioas of this l.eote. iaulading the pa}~meat of Fi:oed Rent and Additional Real, to be performed by Tenant 7'rnanl shall paeoexbly and quietly hold and eotjay the Prrmis: s for the Term, without hindrance frtiac Landlord, or aa}vae clltimirtY by lhrcxtgh cr tender Laatilortt under sad subjcot to tht teens and conditions of this Leave and ofany mnrtgnges now or hereafter aExiing all of or any rortion af'thc Ptttnisr~. IN 1VffNF,SS WH£]tEpF, intcaaing to be legatiy bounQ the partia hcreio hae~c cxecutpd this i.casc, under Seat, Ua day and }ru- first about written. wlrxl:ss: ~~~~,: e3}: Brartd}~vine F.C.. L.P." its genrrai partner r: Linr.a}wiree T.C., LLB, iu genora2 pa,-tre; Pint t M. Jc'ttcnkc3 . _ ~~ ioe P_>3:sidenl A I.IhtLTF.I3 !mod tt dr7 ~ z, ~. u~}" '~ teams: Thanm !.. e3ortstt idamc: Robot D. Clznmiverbiin Jr. . Title: Sxrstary 't'itle: Preaidrnt IF'CIiIS I,F~IiSR iS I~(YC SIG)VRD BY TEl'lA)\T BY OCFOHt:lt 15, ilip5e 1'f P.ZLL•AVTC))<4hTiCALLY QECQlttB NU[LG A1~D Yt}!D, p. 11 VERIFICATION I, Leah M. Lewis, Attorney for Utica National Insurance Group, hereby certifies that the statements set forth in the foregoing Complaint are true and correct to the best of my knowledge, information and belief. I am signing this Verification as the Plaintiff is not immediately available to sign this Verification. A substitute Verification will be filed in the immediate future. I understand that false statements made herein are subject to the penalties of 18 Pa.C.S. §4904 relating to unsworn falsification to authorities. Date: ~ S (~ 0 Leah M. Lewis, ttorney or Utica National Insurance Group ..~ (,~) °~ a }~- A r-. ~ _ `^ ~, ~, 4 A_ ~:~ ~-„ ~~, t7 -n -- . ~-; ut ~~' ' r ; _ r"i ~ - ` ~ ~; ~...; °-c REGER RIZZO & DARNALL LLP Gregory K. Goebert, Esquire Cira Centre, 13th Floor 2929 Arch Street Philadelphia, PA 19104-2899 Phone: (215) 495-6500 Fax: (215) 495-6600 Attorney for Defendant, Brandywine Central, L.P. Attorney I.D. No.: 94058 UTICA NATIONAL INSURANCE GROUP A/S/O MICHAEL SHERRY P.O. Box 6581 Utica, NY 13504 Plaintiff, v. BRANDYWINE CENTRAL, L.P. 555 E. Lancaster Avenue Suite 100 Radnor, PA 19087 Defendants, v. BAILEY LANDSCAPE MAINTENANCE 7704 Linglestown Road Harrisburg, PA 17112 Additional Defendant. COURT OF COMMON PLEAS CUMBERLAND COUNTY 09-215 JOINDER COMPLAINT OF DEFENDANT, BRANDYWINE CENTRAL, L.P., AGAINST ADDITIONAL DEFENDANT BAILEY LANDSCAPE MAINTENANCE Defendant, Brandywine Central, L.P., by way of Joinder Complaint against Additional Defendant, Bailey Landscape Maintenance ("Additional Defendant"), states the following: 1. Defendant, Brandywine Central, L.P. ("Brandywine") is a Pennsylvania limited partnership which at all relevant times material hereto was the landlord of a space leased to IMR Limited located at 300 Corporate Center Drive, Camp Hill, Cumberland County, PA 17011. 2. Additional Defendant, Bailey Landscape Maintenance ("Bailey"), is an individual contractor with a principal place of business located in the Commonwealth of Pennsylvania at 7704 Linglestown Road, Harrisburg, PA 17112. 3. On or about January 15, 2009, Plaintiff, Utica National Insurance Group as Subrogee of Michael Sherry, filed a Complaint against Defendant, Brandywine Central, L.P. ("Brandywine") seeking damages for personal injuries allegedly arising out of a slip and fall incident occurring on February 2, 2007, whereby Michael Sherry ("Sherry") was caused to slip and fall on snow and/or ice while walking down a ramp during the course and scope of his employment at IMR Limited located at 300 Corporate Center Drive, Camp Hill, Cumberland County, PA 17011 (the "Property"). (A true and correct copy of Plaintiff s Complaint is attached hereto and marked as Exhibit "A"). 4. Plaintiff, Utica National Insurance Group, as subrogee of Michael Sherry alleges that as a result of the injuries sustained by Sherry, Plaintiff had to pay wage loss benefits and medical benefits pursuant to a workers' compensation policy in excess of $150,000.00. (See Exhibit "A"). 5. Defendant Brandywine hereby incorporates by reference all of the well- pled averments of Plaintiffs Complaint as though each averment were set forth herein. However, by incorporating the averments of Plaintiffs Complaint, Defendant Brandywine does not admit the same. 6. Defendant Brandywine has filed an Answer with New Matter to Plaintiff s Complaint, denying any and all liability for the alleged incident. (A true and correct copy of the Answer of Defendant Brandywine to Plaintiffs Complaint is attached hereto and marked as Exhibit "B"). 2 7. Prior to Sherry's injury at the Property, Additional Defendant Bailey was retained by Defendant Brandywine for snow and ice removal services at the Property. 8. It is believed and averred that the agreement between Additional Defendant Bailey and Defendant Brandywine was written. 9. At this time Defendant Brandywine has been unable to locate the written agreement with Additional Defendant Bailey because Brandywine sold the Property and any and all written services agreements associated with the Property shortly after Sherry's incident. 10. It is believed and averred that the writing required Additional Defendant Bailey to perform all snow and ice removal services at the Property, to defend and indemnify Defendant Brandywine for the negligence and/or carelessness of Bailey, and to name Brandywine as an additional insured under a policy of insurance issued to Bailey. 11. Pursuant to the written agreement between Defendant Brandywine and Additional Defendant Bailey, Bailey was to promptly perform all snow and ice removal services at the Property, including all common area walkways, ramps, pazking areas, and sidewalks, without a specific request from Brandywine, and in a timely, professional, and workmanlike manner. 12. On or about August 3, 2009 Judge Guido executed an Order for Rule Absolute granting Defendant Brandywine Central, L.P.'s Motion for Leave to File Joinder Complaint. (A true and correct copy of the August 3, 2009 Order is attached hereto and mazked as Exhibit "C.") 3 COUNTI 13. Defendant Brandywine incorporates the foregoing paragraphs as though fully set forth at length herein. 14. For purposes of this Joinder Complaint, Defendant Brandywine hereby incorporates by reference all of the well-pled averments made by it in its Answer to Plaintiffs Amended Complaint and all well-pled New Matter as though fully set forth at length herein. 15. Defendant Brandywine avers that if the accident occurred as alleged in Plaintiffs Complaint, which allegations aze hereby expressly denied, then any injuries, damages and/or losses sustained by Plaintiff were solely caused by the negligence and/or carelessness of Additional Defendant Bailey as set for in Plaintiff s Complaint. 16. In addition to the negligence and/or cazelessness as set forth in Plaintiffs Complaint, Additional Defendant Bailey was negligent and/or careless in: a. failing to timely and promptly perform snow and/or ice removal services; and b. failing to perform snow and ice removal services in a professional and workmanlike manner. 17. If it is judicially determined that the Property was in a dangerous and/or defective condition as alleged in Plaintiffs Complaint, which allegations aze hereby expressly denied, then Defendant Brandywine avers that Additional Defendant Bailey, is solely liable to the Plaintiff for any and all injuries suffered and/or jointly and severally liable with Defendant Brandywine or liable over to Defendant Brandywine on Plaintiff s 4 cause of action, with any and all liability on the part of Defendant Brandywine being expressly denied. WHEREFORE, Defendant Brandywine expressly demands: (1) Judgment in its favor, together with costs; (2) Judgment that, if there is any liability to Plaintiff, Additional Defendant Bailey is solely liable to the Plaintiff; (3) In the event that a verdict is recovered by the Plaintiff against Defendant Brandywine, Additional Defendant Bailey be found liable over to Defendant Brandywine for the amount recovered by Plaintiff against Defendant Brandywine, together with costs; and (4) Any other relief the Court deems fair and just. Respectfully Submitted, Date: y ~o ° By: Attorne'~ for Defendant, Brandywine Central, L.P. 5 REGER RIZZO & DARNALL LLP 02/09/2009 MON 09:46 TEL 214 303 8040 MARSH USA INC. [~j003 w~~x ~ an+~FS~r• STAELBn?N FTRBS & ~ih~PeY LLP By: Leaks M. Lewis, Esquire YD~ 2p7p45 Spp North srd SCrset sssd Floor ~taxxi,sburg, pA 17zo2 i'7 ~.x ~: 4 =.. `~- '~t.~ r*rr rr ~11 .~ j...:' fl.1 ,-r..r. ['~ ° ~ LJ7 C ~ r`-~ ~ ~~' ~. <.~ ia1 THS CBQRT OF COMFbDN PLF~IB QF C~ERLAND COIINTY, HENNBYLVANiA OTICA NATIODiAL INBURANCS BROIIP as 9ubzr7gee of MICRA&L SI~RRY, FlainLSEf 'vs . BsZA~U1"iPT2~ CF~rtitAi„ L.p., Daf endarlt nocxet X70 . ~ ., ~.~ ~ GZ"~ r I '~ CG'~'l JIIRY TRIAL DEMADIDB~ XpU 73AVP EEEtrT SUED IIrT CQURT. FF YOU WISH TO DEFEND AGAINST THE C'LAID~~ SET FORTH IN THE FCILLOWTNG PAGES, YOTJ MUST TAKE ACTION WITHIrI 'Y'WENTY (~0} DAYS AFTER TFIIS GONi~LAIN~ ,AND NOTICE ARE SERVED, BY II~RtNG A WRITTEN APPEARANCE P~ONATrLY 43R BY AN ATTORNEY AND FII.,r[JC IN wRTI"1NCr WITH THE CQURT Yarn DEFENSES OR OB7BCTI4N5 TO 'IIIE C7.,A]MS SET FORTH AGA~TST YOU. YQi3 ARE 'C~AP14r~ 'i"riA.T IF YOU FAII.~ TC} DC} SO T'~ CASE MAY I'RQCEED WTI~QUT YOU AIv~ A JUDGMENT MA'S,' BE E~'T.LTcED AGAINST YOYJ' BY T.EiE CaURT WTl'HO~J'I' FCJRT~iBR NOTICE FOR ANY MJNEX t"t .a r ~ '~ CO~~~ "~; l~ 4E P0R ANX ©T~t CL.AIl-~ OR ~~ R~~U~ST~ BY THE ~~~. YaU MAX L©sE ?vroN~Y oR PROPERTY QR aTHER RIGHTS IlvfFOl~. TAx T Ta YaU. Yam S~xaULb TAKE T'RT_..S ~~~ ~a YQUR LA~IVYER AT oNCE. ~ YOU DC3 lvraT HAVE A 3 A'~VYLR OR C~'.N1ti;C) T AF~'C7RD ONE, Cr4 T4 T`H2 TELE3.'PSaNE OR THE OPJa'iCE SET' FORTH BELO"l~V Ta FII~TD O'CTT WH'i~RE Y4i3 CAN GET TIEGAS. ~TES.P. CI3Fc~U+ ~€.~41~D CQ~J~T~' E!}~ ASSOGIE`.'I°IC?l~i 32 30UT'H EE~POs~.s S'ST' CARI.IS€.~; Ek I7~Is" I-8iH1-39Q-91(18 'T1.7 249 3166 _~ TR1;~E C~,36'li' ~lZ~M ~~a ~ in Testimo:ry whereof, !here unto s;e~ my hand and the seal a said Court at Carlisle, P8. This ....~ ... day nf.. , .., s~~ analary 02/09/2049 MON 09:47 TEL 214 a08 8040 MARSH USA INC. x]004 WEBER GAtZA~GFiBR SIMPSON STApLETON ~']P.ES & NEWBY LLP By: Leah M. Lewzs, Esquire ID# 247045 800 Nortlx 3rd Street 2nd k~oox Harrisburg, PA 171{)2 {717) 237-694D UTICA NATIONAL 1NSUR.ANCE IN THE COURT OF COMMON PLEAS Ol~ GRaUP as Submgee of MICHAEL CUMBERLAND CQUNTY, SHF.~R~t~.'', PENNSYLVANIA Plaintiff , ~e+s. Docket No. ~ ~ f c~ ~ ~ C ~: ~ ~"a'a~-. B~YW: CENTI2.AY., L.P., Defendant J'UR,'i'' T.12IAI, DEMANbPS3 COF~L'I' A3'~ NOW, Utica Natiatzal Insurance Crroup as Sahrwgwe of?vfichael Shesry, by and throu~+ its attonze~,~s, ~:~~ Gallagher Susan S~pleicn 1''ires ~: hTewh}-, LLP, files flits ciWi1 action against B*ax~dywi:ze Centxat, L.P., aad in support tiz~of avers as follows: 1. Plaintiff, Utica National It~z~nce Group (hereinafter referred Fo as "Utica"}, is a carporatia~z duly authoxzzed to conduct otzsiriess 'within the Cammanruealfh of xexrnsylvania 2nd Yeas a place of busness at ?~.0. Box X58?, U~ca, ~Tew York 135D4. 2. lVlicixael She,~ry {herei;a;afrer "Sherr}~'} is an auuit inctlvitiva.I residing St 16 ,~4ndes Drive, Mechanicsburg, Cuinb~rland County, PA 1ZD55. 02/09/2009 MON 09:47 TEL 214 303 8040 MARSH USA INC. ~ 005 3, Dei'enciatt#, $z~adywix3;e Central, L.P., {hereina~er referred to as "Defez~dant/Landlord"} is a lizr~iCed Farxnershilr registered iu Peu~asyl'vania with a registered office address of 555 E. Lancaster AvEnne, Sni#e 100, Radnor, PA 19087. 4. At all tinnes relevaa# hereto, Sherry' was an employee of IlviR Limited, a FemisylvatYia Corporation with a place of business loca#ed at 300 Corporate Center Drive, Camp F3i11, Cumberland. CourFty, FA 17011. 5. At all times relevant hereto, IMR Limited leased 300 Corporate Cen#er Drive, Camp Hill, Curnbexlat~.d Co~aaty, PA 17011 (hereinafter referred to as "Leased Preazises") from DefendantlLandlord. 6. At all times relevant hereto, IlVIlZ Limi#ed, xzxaintaiued a policy for workers' cpn~.pensatian insurance with Utica (Policy N'o. 004006557), ti~+hicv covered all eligible employees and which was in full force azxd effect at aII times relev4t~.t hereto, 7. Pursuant to its policy of iz~suzance, Utica retains subrogation rights agai~lsE any party liable for a campansable work injury suffered by an employee_ S. Further, L7tica is ~t;tl~ to a ri21.t of subrogation p~,crsuant tQ Ser*~o:: 31S of the Workers' CozrxpeaaSa#ioA :~G#, 77 P.S. ~ 571. 9. J.n the course and scope of Sherry's employu~ent an a; about February b. 2007, Sherry was waIIdng dower a razr~p at tha Leased I~enaises consisting of sri~ed paving stones and cv~zGrete, wluc~ was wet and covered with snow and ics. 1G. As a resul# of ib.e untreated ramp, Sherry slipped and fell az~to his oacic and reax w;tlr his right foot corning dawn under his body sustained injuries to his right lower extrern.zty. 02/09/2009 MON 09:47 TEL 214 X03 $040 MARSH USA INC. ~J006 11..A.t all times relcvax~t lrez~ta, pursuant to the Lease iaetween IMR Limaited snd DefendautfLazullord, De£eadant~dlord was solely responsible far the ranvval of all snow aad ice iSrom. the com~auan a~as, walkways aad parking lots. 12. ~eci#itally, the Lease pzovides, in part, that "Laxadlord sb~all, at its sole costs and expense, keep aad mai~ntaiu in good repair ...the Project and the Building iricludizrg bnt not limitod to ... (iii) all eaznrnon yeas, stairwells, elevators, walkways, driveways and parking areas norv existing or hereafter constructed (including without lintitatian snow, ice and refuse removal, mowing and laadscsping)." A true and correct copy of this Lease is attached as Exhibit "A: ' 13. Slavrtly aver Sherry's injury, the grounds crew arrived to shovel and treat the area. l~. As a direct anal prpximaze result of Sherry's slip and fall, Sherry steered the fallowing injuries inoiuaing but not Jizx~itzd to rial~t ankle fracture, swelling, pain, ulcerations and infection. 15. The injuries of Sltezzy h~: a r:e~essitated nur~errYrs ongoing medical treatments including but rot limited Lo casting of Lis ri~:st Javier extremity, n±sdicatzons, surgery for his rig. ht loti;~ez ev~mi?)~, +reatment for s~iceratton and pIlysfCat u~ezapy. 1 G. Sherry has been tu~.aule tc return io foil ernployrnei~t with llvfR Litni?cd since the injury took p f ace on yr about Febrrzar; ?, ?0~8. 17. At aII *~znwes reiev3::t laeretn, ~efendartR~and~dzri was 1zegIigent, careless and reckless in. failing to rnaiatain ?tae commoa areas, walkways, drivca+ays and parking tots irz a rxxazrzzer free of icc and smow pursuant to the Lease, which resulted iu an injury to Sherry. 02/09/2009 MON 09:47 TEL 214 303 8040 MARSH LISA INC. 0 007 1 S. As a result of the a,€orementioned incident, Utica has paid smd Goz~tinnes to pay wage ' loss benefits to Sherry pursuant to its workers' eornpensation policy with Sherry's Emrplayer,111~R Limited, in the anlovnt of $486.49 weekly. 19. ,A~s a result of the afor~nentioned incident, 'Utica has paid and continues to pay medical benefits on behalf of Sherry pursuant to its woFl~ezs' coxr~aensation policy with Sherry's Employez, XMR. Limit~i, in excess of $150,000.00. 20. 'I'kxe careless, negligent amd reckless oouduct of Defendant/Landlord was the diFeGt ' and pmxtmate cause of the in}cries suffered lay Sherry, and that conduct is more particularly set forth in the lettered paragraphs below: a. In failing tv take proper precautions when inclement weather started; b. larr. failing to tajce proper preGautians for treatment of snow and ice aGGU'~?a.Ulatian on tl1G reBSed Pren115eS; c_ bn failing to rexnorre or treat for snow and ice within a reasonable amount of time on the Leased 1?rctxtises; d. Tu. ;ailing to take actiotz as to the Fw4;,~ ~ls#on of sa~~ ~:~d ice cn the Lased Pretttises within, a reasotzalale period ti.~r;e; c. In. failing to properly reznave all snow and ice accumulation o~n the Leased Premises pnrs~t to its duties under the Le2se_ ~~~. Plairlti_ff£, rJ~,a ~AR[?~ TYts`SSY'~1~CC Group AS 5ubragee of IVlicha,sl Sherry, demands judgment in its favor and against rite ~efeneant!~audlortl,l3randywins G;entral, L.P., in an amount ixt excess of the compulsory arbitration limits togetheF with casts, interest and such athcr relief as is deerxzed appropriate. 02/09/2009 MON 09:48 TEL 214 303 8040 I MARSH tTSA INC. ]Etespectfully submitted, yVEBL'R GALLAGHER SIlviP54N ~TAPLETON FIRES 8t NEWBY LLP ~ooa By. '~• ~~~~. Leah M. Lewis, Esqusre Attww.ey £~T Utica National lnsurance Gzotap 02/09/2009 MON 09:48 TEL 214 303 8040 DiARSH USA INC. I X009 E~$~' aA~ OZ/09/2009 MON 09:48 TEL 214 ~Oa 8040 MARSH USA INC. ~ 010 Clan Q2 II7 12:41 p t iter •LiptfLe~ [71•~•'~~; 384 3?Bi p.3 Tt~ iMR i,AvIlTF~? ' Suite 10.: 600, 30D l,ttsptttate Cattle! Dove i I.R6S4 TFt1S IEASiie t"l~se"}!s trrtaas o ZOQS, 8 YW1tiE a ' a as yids ks ptivneiptt Pleee afbWioess ati {"7'7~ • la a of Ilea tattJaal eorvpeatCi StttOCd belevr, acrd % lx 1eBSiDy lstxad. the psndes rareaunt and as fnttvae: 1. I~.~J~ Laadksd itaara m Tsmasrt rnd rauat lws~ faam l.atttlitxa sane ~ 600, adteh the paetks stipalasv sad sgtas it: A,97'D rt:htabte agtsaeer #eee ~wrw fro >bo t~ plea ewtol,ett bade as ~ ie""A' ("Praat~"}, tooled ac 300 Coapornta 4~anta Ddvo. ~eP iis74 PA 17D1 ! C`E3wlditt&~. whiois itf. a past of t1n: pe~td loesoed st Caepamaev Cmee+' DrtY4 Camp HtE; I?A ("ProjxP'), 't'he Pwsrtsee dealt be deGVetad to reseal eta ao "AS !s" basis ezaep! iadkttkd m the attached FhmdCCvtgtroation Scope of SVexle v"htcb she116e coasttroeted by ' L.agblosd !(;ts sstie east acrd expense is o gopd attd wardumeoLla ttmtbet m Temdlz raasarmbk safisfaatipt. • ' t LQ~F~S)~N:.3ERM, Tba'Tssm oftlris%saseslasil s;oa~ltes an SriuvYry J.2006. btu is eta evsffi'lalrs rhea wbeA Tenant atamtttas podessiap oFehe Ptsmissy t'~bt• its Pasmirtt~ U9e E~ "rN bate"). 'f he i'am sbe31 be for It paiod of 5D moades ("Tama') ensEh~g on tbC grxl tWy of the vdeals~r suoat!-, sat~rt to TwlsCa t'entwal sl~ht Set tbo'tte QS Astitla 34 bdoW. Tfte C3prontgl4p~ed 1?41C ah-tl be ttat'fmttnd by Lmdttxd ttnd Ttxtattt by the eaea+don t,Ea Casfimteeioa of I eeee Ttvsu ~'CDLT'~ m dta fates rntaderd hsse+a as ~ H " to 1Mc even: trots flea rests caalaiaed ttrm+ehe Ste ttas x tba tithe of exectnittl4 tlMSeaL 1fTatnas fai>: to CA~Fate m ttbjea m the CQ1.T vrhhin fiflara (1~ hts>;apetr dayt: of ~ ddwvy m Tsatn>s~ 1,tmrtiosd's dsta'atmstian of such tiskt as gnkairred m the COLT ttlpl! tea tieerttml socepted ay 'Treace. 3. HY~1t~}7'~$Eif~7.1R17'YDEhJSPt~ST. (a; Ctttttastmciag On t!e Cammea~rncet Date and an the £ts! (1`; tlzy of earls month theratiter dw'Mg tiro Tcrat, TorGtct shr.!t pay to Lmt6lerd witheat cotioe ar dttmaad, ead,ridtocs set~0~ deboxia+ o::rnrte~.laim the monthly lnatsllo:ettt ofaanttai Filed Rcn! u trot C~ betsc by {i) check sznt fa tatedlttrd, P.C. Box 553~353,1fiileldpleiS. pA 3S; i; or Cu'1 w!!D ![aRSfCr of iee,Medtately avaitaDle fimd5 to the sn,:aur1 a; >'laehpuit L;a+sl;. 8alassNl attCaeat na D030D003S947~ ABA r3D3 i?ti114S'i5 suck tsansFac ro ~ wnRtu,ra by Lsa.3ltxd°s ttseonn•:rb de~ttn~t u~tt +ri~~ «~urst b3. T. MwY.. A» t:«y .~~ x~ Esa'a~r tk: fatlva~heg tofcreaxtiaas Siu~dlag ~s43 rata F.xst: fir„ iir !use 2 will tte pmvEskd is Tahans ir. the ~w..~=, "i° of l~rsr Y~ s. Il£ ~.^.lu _t~ ~c.~ Tenmtt und~rdtis l.~e. cxcludttrg Fixed Rat, si,stl coL'e;tiway be d=fm:d zs `~.dditlortal Rant.' Fixa1 Rent and,4tWixiorat Rt:m segc8 rtllxtively bV dsutt:d as "Raft". #,+I DNTiz'LY ANNiJkL ]:~.a.:;= ~'=AR Ts.~ .=. S7<S'^ALL,!~r 7S Ti7GED R.:1~ ~ . J1:3476 ~ 1;2Ln047 i JS.00 57.455.00 ~ SB9.=b0A0 z 'e1'!~w`r i13i1'2p0E S la.5p 5?.662DA i a"S'! 545.[!tl '• 1 st'ssrh~5 i'3Il3~19 ~ i9.D0 ` $ i $K9 = 4 g30,i16 ?r!^_fx~S i.+3:lYOt',l 3 19.sD 58Cr8z5 ~gts.a~ ?!l.::tf0 1.31C'Cil 3 20.00. I 58.253.33 €"ei..;L~.;~ ' pN~ arty e:itar~s s:t Sxtis is atrtieics 4 and b below {$) i etmat shsii pay !ha'Fezt ~f~i moutit'~ MSfa+isxsctt of Fi>t~ fiear anti tre Secari; f ~ep,;it {rs dofity~ t.a'.:.~} 4Y c,Ns tsepamst: etteei~ rttten file Trantu'tr r~auiaa of teats ism ifral' snxtattl. en ;sett Ta+>oat ;e nos J,.ld to Lntv3'p°d wean duF, : en~i s'natl sea pµ, .s Add!l;estsl Kcal {ao tlEtined :a ~~ ~ ltgaof} a Gtlr lea oi' AJs (S46} aeseen! of!!re tpt=,i pnyatattl tAert dt!a Tice iase fee sF.rilt accrue alt the ine2i~ dare t:i a „-tya:xts`s dee dam, tsrzsp~tve of atsy ~2~ asiad ~rsisd Ervtccrtdrt: T~mC! starT ba regained i0 ptry s sgnri;y dnpoClt oe 57~<cQrs .~a~ ,~,,:° ~~ {~: ^.c^..t.:T.~ r~"-?=~' ~';. a::etxritr ~ r_ar t e-%; txr..-pitta ~twat-~toe by Teasel! of oFror ~cvision of ntSs t.,raw. ~,fl ir.,cr1; SltSl1 to pa!$ ;v Tawnr a't ,ha Bawr''tY Deposit. 1:7ctcat Sags ee perfnrra arty ufils o5lipatians 3erYUtc+x, tsttitimcff esser nao, apply to r.:,ail rite tit'ha>: ar aespytst tsi the Sazu.-~ Dalmtd. fortis pvns~tt vS(1,vty rent or ottt~ sums of ntatay which 7'tmeitt rtgy net hens arwd wlaae doe, (!l) arty sum cxpendrd try Lmdlrac is te~oaaro vtddr L'zo p:avitittat eEthis Luse, emdlar {iit~ say s+an velrieie Landlord arty ~P=~ et bC srRlsftCCt ZD ex~td by :zeta. of Ta~PS ti~ixssh, T,'ta else of ~ 1'set4relr F)epasit by landlord shz0 ttm pt'C'venl Latrtdlmd @artt attrtcising .ay tnieer teaeaxly prpv'rtied by tht"s l.ea++e a: by Itiv sstd sash as opotata at e~tder h9 damages m as _ !!tehxtott tm ztty iceo,~:ry:a ylsit}; l.ratdlx'3 r.+oy ahc.:vise !sG taltltled. !f any poeti0o of rlx Sxtttity 17eposSt is ttrsd; apptiad ar reC4lged by Ltttdiord, Tcet~! eSrrxs. within true (53 days eftecthe srrl:mt dtxnznid tbasthr ha taade leyl~Fmd, ro deposb f25C vritlr aim Lmdiwd is tm tutsatlnt ~ntYi.ieat m teStere t@e Serewlty l~epnsie tv its orlaittal amoaeti. to additive to the faigoia& tf Tctrfam defSel)le={;tithe of ffia fact flat Tananr t:used such defuvit) mac thnn trXtC in its por(tlnnail0.` oFa moaetroy ttbligfrtioa 1414 St1Cb k+teAQlaey tlelaClts etP is t:xflG4S «fS20,0UD aetder Sh15 (.®SC, latmltxd. tasy regaitti 7e:tma rosncreasa thnSet~ity Ejepora !o ~e ~a of ttieite the (i)1'itccd Rtnt dtea paid momthiy, ar (tt) the inili9l tunoatlt ofthc SntaQity C1~-pcst. lFTmase ~atl frilly eotnFlY ~t r3! nEtfee pr»vit{ans of thk Eoase, =he Seemity ()epoais, Dr any baianee !ha^eof, sbatl be returned to Taaant lvithit7 a rszuatsble time eRer the later aFtacpaRtoa of t>se Trop ar Tateat's surserder aftlte 1"tetnises u rsquiroC hveatttter, Upem the 02/09/2009 MON 09:49 TEL 214 303 8040 MARSH USA INC. ~ 011 j ... , .. ,.._ .. ~ .. ., .. i . Mar D2 !27 i8:4fp finer tifmited f73~ :, 364 378E p.4 return ~f ttt4 w sLe eot~ TgtuR taze~da. orthe baiaaoe ttleteht; [,andfotzt sSuU b~ tlotnpletekr rtrfkved e~f ilabi6ty with ttapest !o ihtt Y S7eposii la ttte erau of a uaasdxofthe $nildh>g, Lzea;ord alrA kavr she tig4t to tlro Seauity Deposit aed . [.assdtord shah f!tt#enpoe t,e te>igrmd b9'lfraeM1 oli ilohiiiq>'~r the retRSt d~ "oeeessty Aey~os+l. t3pae tits assfrsrtptiast of snCir St~+b'~r Depose hY the ttaasftYee, rte egtaes so !Dote sotdy to the ia7a+ herdtea<ti for t1r nnlra otaafd 5rcuriq• Deprxt'c 'l. i lfgre4~:rge of Jz¢ary . 2f)~tlad m aprrtf Citeridit S+Car ftar dmiae the Team. Tenant -pay Iii -- a mon y16f' .~- ~T•'f'mlwCs afihe "Rao>~ hxPetsar", wittgat daluc[ioa> e:setatX, ~ - - tbe r~nL,HUh Rcs~ptits:d f:xpatlRS exceed 9rz Reao~ihed 8~erraes in eakadarygr?OOB C` Yat'j, Tesaaut'a'Sluae" ie 1..E4loF, vvhkJ. is t4,9701KtTS~ which Shalt leaf PfOP~'Y a dtxatplss ao the vaxabk sttaasa t'aotaga widin the ?nmtisa sad~pr skew Ptojnpt ieeleaaes tr desrrBSea. Riot:ogtiaed Fxpe~s am W nII:lsmaoee psyatrk bx saodlala for ieatgnm:x xith rarpeet to the ProJxt sea (v) i'axer (as deRped ht Atvate i blow) payable on tlts PtojaeL Tetrswr>; Shsrt of the lfaed Funs ah#R for a!t ptupoaa be treated aed eamsili~f as Addiri0uerai tltae, Ttawrrt tdmi{ pay, io taotNttty ate 9a aalreaee, fin aecOitrtt oF7aeatt'i Store ot'ReeoCsmea F.Kpdeets, she eatutu~d smeent of tb6 bratxse of stteb M.kpetues ~r sails yrxr m ezetas of8re $an Ymr u delae,oled by tarsdlord is its raaetwabk elisaetloo. Prism ro the end of the almdeyane h- Mdeb the Lags Go~nCq asd theztafear for each atsrzeaafve e:Jmsdar ycer {wdv, t • "Lease Yt~. Or pall thdr4o>: Landitsrd tdtap 9ond sp Tara! # tttt>t~ Of ptojexttd itaeswscs in ReoDgaibod BXpe~es ie esaess efthe SaF! Ytt>tt' aed shad tndi0me +++haer«r.ars 3'bare aflteaoga6sd sbaU !»: fbr t'6e eoorieg !.ease `,fbr. as norm eta edatdttstrui.xty avattawa Laadbrd dwN scud At'Itaterst n atatgteett of aenrt Ranl6aiand Fxpmaae far the prior tease Yssr ahowbg tps 9here 1Ttat was eStaalty dal: from Temtlt. io - d>e Greet ffia srnem,e prapr+'d fry Teaalat aoooeeaa the amotme ehas was aeaslly due. that Catbdt~d anal! feats a erWft 6d Teerael ;a ao nmauns eegtlal to the ova ttiwse, which credit Tenant taFY apply t0 f!ffittet psgaeeots oo eaeatnr of Fared kept adPor Aedgiotpei ttrstt pxsfi Tenlget hors hea» fdiy coR-pa for she mar tffiagar if Ilse txndlt t3tiye tfl'Ceroaast is meavilmn ttln t SOlai 4f fuhue $ tff Puled Rees. kand}etd 3haA pay to Taaaot whin rb3fY (30) days alto the chae of ttee ^ppGexbie ~atrea! e3'atdmt l;txognised Expet~ the difFaenrx trestvGen the aed'a der and snnlt > toot Ia the tvett L~endJord Ira osrdaslser®ost Tetmat than Laedlad shad satd renmtt as iavoioa with the sddis'mstal ausooet dtte, . rrhick arrraunt s4all be paid is f}il! by Tesmat within thaty (30) dais efiret:eipL 5. ItE.~~T.A1•i"r TA~3:~,s]Pp3Y!Y 7~tkES. 1,mzilord shall PsY, bmfero dt~iwgoeat:y. eAt real Mate taxes and Beaesal sae! species asaralsetaa asumr~ egailr`~ thG Ptajsee dining tpe Tam (eoll:rtivnly, "1'axte'~, i waai sha3t sr7> bsF~ detinRSr=nay, a1! lazes, ass~strrGtlts. 1 ic~se fit, ahd ocher sltalges that are ltvind and essassed apttfrireat its ptxsotttt ar~aem' a fiztuRS irwteq:s! ar tt>azaad in w an the htemises, anti rau rut pstabic ear;ng tie Trs>Ya. ' ~l~L s'~ i~..>itZ' t! =~_I~'V Cr_ARC~. Landtotti Fbaq prDride R'SiY: ~+1u- u1O :~rti yel ua-!ilia5 Eu c.~~nci.>ia suR'ipCet for Tanm:tYrernti • :e6 rt, ;FOdl4ti att:.{t IStr be firpde far ally lRtdrsYpttae fh any uuliry e~:.^+•ct io: sry rarser. unless ~•xed fry t!ra ass a~ssgw,r~ ~; :,•tf!"a] mis~aa:>r^c a° }.ar-dlor~, I~ndfaad. Exl;:} the F.aar h; S.•op h,M. ~n 6:Gp P,t~s. on vr_~e}s Wed nn 5ratrde}ar from, 8:5is ?_i~i• so t:OD F.i,!. ("'rl'a-L•ag i-!ar :"~ ~e~.:i :g !;bat 'vaiyr:7s, aiu6 Slt;_isit IIte Premiss Ki:F amt c:,C tc•o0aditi;ming is ~o rmpoctire scesaaar> t.'t: et an tunrt ~riea .,., n-•'=r.:dr:a uf:° ~-s~vs,^itp far: tigh:irtg asd uagnl a1lSca riairmsa :t>ra•~irstt tix T:.--:. st ~!y f:an:s oLha tt~ tfr: afornmc+Monad, tCs,•zwifxily roctuested by Tent. rat tlYiC saeYi~ea+>r~ be,rt:+'idet ctT:ne:~:'s t:>.yanse tx S35.tIC xr how. lietxi"tsie:ntis:! aa,}•tbatq beteia ro t'ac cart~.~•, if Latti3erf t~srona6ly .iax tias:'fc~ltts ws: of ei~ kit;• it ss:a~si~, i E*.snt agra:s to pat• iw she ss.~tio~ n" t: eopar':et eiar'.t~e nlarr w :tlEtl:oCte ' ' • ttraSa is ibe Pre>"tis~ and ~..,w; ~edWr~ `x s!! d.r. S 8f~si:t;y >Ezi=~ i*• Otis suorleter. • Sltitv4: ? I'tF. h~ PirRJi15ES A>wD `~`.i;?•G t. ' xt~a-G_ L~G+tE;t S~ 3' -s,',r:~i<:i;' Te~w![ `~eaESow_; - ~ ed ,x'i4 stattdorc i6:astit~. car. si~saga eGt eA ~utldistg ~ieatsarinF and ai tlxi txttraaec to t t; Ptaa4;cs.:;o-;~xr =3h5 s`-~' by 6>ECad, °1'eC'~P ar crain>`aiv i~;• :"~rt+t at ray nfa~ eta 1hG F~etnEsa, Btu~C•b or?ro~act. ~enaefs cr :r! the ?-wr::~ sLei: ~ fr.•::iicd ; s~ti nr-tr. ~ tsa cad 6tA=cr InGleeArat thetetn {"PtTtiisd ltsa 1. i rx Partaitsea Uce ssrti or s:rhjas s.0 sf! apa!ixt>Ev fc•..•a eye gcrcts-a~i ;tfGS ttnd r~af:lions end N »u r~•~•fa^~ :•~!:rde~--11r o~ sfc iesurnR of il~ $ntlding, Twtlal t hei} not irtstnti in 01 ioe il+r ~^emjr»s, a ;~ ataiAramf zrkuch ~~e9 rrfose ebcL:a eoror „__ S rca~„shia ~r i <'re[ir,:~ted tJSa :ensrt a~L -~ ~~,r 6v ~:glit, ,-.vt=+a:»s:s:~e cad ir. CCtritnvn skits oshas. tv us: ity Il1C c>:tafar fir:.: tirit:xo;s and vrnlxways oftir l3euain= px!~elsiwtas dud oedeslrirs atxaa .a t:tr. ±uiiLiC.g (i7 ifrE Iasenral cpm:aat atta4 iocfuding ek e~ ~ zs ;'alt} ...c ~e;gr.-~~e„' pets~aE -era oftho P,gjtxt for sh0 wing of~tan+et~-::.s c* Tom,. end ie= ~ytoys:s acrd hsesfsms rnier; ptnvi3ed t.mtdlord small base toe eialtt is its arcs dixeseiw aad iiata tax to time. is tamsut>:r. "+^n++"n+ optrme, mpair, t:>~ limit, take oat of jClYIOt, aitnf, ebaotta cad raadlfY RJ itCaa+~ ~rl OL'ldti COpLLS10q 6lsu of tqe Pmjax, iACtWiia€ A•~ibau! li:3'.t :lgla rLS7CAS1:.j :CSRICi a". Eurii[ TenaaCc utiuratiau af.:.o pst'i3cs a'~. ;:~a a•,rar,; ~ 3f.:-~a D7~za clorvs rya,: fit:.: ir. r.:ca use :a e.T.lsnury afloeass as {st~>Ordemte basis or stsi3lt ~: tt:r,F: s~ a.~~; : *-a !!x o~ ;r«aats trt the 8m'tdio~.. ;t.: x 9r ^r_ ~ Ca:.>:sa~x Oaf sadlr~3, at Sts sole ~L ''• ~ fi•t~': ~.•~.~uu: ~ a°•3:e i~it~ ~gpreasa zoa Ott tim fieit lEox a: the 8ar'td:~.g ~ :. e.c: s;.d H•a'~an::la !mnner and aheEf deea:.te :ad ,~.5• P the scene Witt1 ~ ~1ri-Se!,n~ g:.d Cf ~zx:imr t3~ srG tuerai3ry cad ap~rirtte t°x' :.Cass 6~ine;6~ w- :fec.itCC ores. 7:..~i:t ~Rlf tort tttt t'~ of saw V:i:.~a tro:tia.-:;sue arcs in a.^-..c.~aa wilt od+w~u~ a':,.c >~~~iR6 ;•G a ttatazo3ic, ~nedu;cd hax;s for a eiu>~ of is f OD.00 trt~' cell bey ~d aa5~.vG par a d;~•.-rig ce :rat i}vo lz i years of ihs i am attd tfKreaRcr ~dt dwr{ta shad i.::~ y+xsfy by ~ s:ta r tisaa i~eu ~I W i PCfCC+t e7C.' yet. 02/09/2009 MON 09:49 TEL Z14 303 8040 MARSH tTSA INC. C~ 012 ~ Mir` Q2 ClT 1~:42p isttr ~ ~,~+itaited ['~i"-''' 3B4 3781 p.5 i ~ ' ~ t!. Twtaoe ~ Rot gam, maswfwtmr, setna ~F~. ~ j wry b4hi~ t-~ hr a~awiaeeaoaewbtlraa~TN apomia -~r of iS+r ~a--R ~ a:eraema ar isvireaa m Ixiug ia, aR or tnY•P~ af~tJm .13~drts4 or~c~ +mY hettrtd:ml attbstestee arlea4su,aaar w,vcb m vsaltlttat sr;'>~+edrb Saes y. ,~i d~,9, Tfxep w'tlaet oat ae d~ Ito or sem~re rar Home. u:sesa3m ~ a4wQmaptormoltR ae ad<Siima'a ee6m6t "A]leretiaaa o~i Tasd>p .+ea~eso eenrrai efLttad)wd, meb aanrsst sotto be nrpttsautbTS~wif~rld or ~b~ek ice, ~ xAas ;rni~e~. F~ndk eouat e.g ise1.N mq'Lv mdsa,n.¢ ie ~e ir,taelae wells aF 19te P» mrtltr pmpaes s:Cbeq~tg arlrraritaadotltsr dweayticasr ~ im:ytFong to 6rii LraK ttr ihv . ¢eFta•+aY,14H , Rtaabete teadc GsOoeae od~CP s~a7tma wweRiatid ¢ommuaieatioes equipaaalaptiega widttg amdabtipit} inahlL6bYtlr ~r ~Fsaaett< id bei~r aYaab+tasanr eiSeif bereeesvadbyTaxed u tlm tamiaafiC6 Ofdfis I.eoss. ttk. Tevot+Sallnoy wdi~ttlte prior weirimt eoaawtt aE' faadbrd (sot fo 6s norma+oRebb'w7~ld 4reltKjs~, ar6fgri t5ie l,mre orrery itugr¢st hertsia or eebkt t71to P:~Esas ar msypastmmeoC Mldtt+nCorcgeesgivlswbbaflswheesaentala~beao:d if at aayt~ad~timEfficTvmTaRmt daejtes m aecign tls$ I.oaee al'duhid eti 1R sRypast eftlte Ps¢miaer. I'®wrt eittdl Live eoHoe to Laad[erd aP.oob da.i~ reotudingtbe acme, odEevise msd.~petty9frtltepremoicdauignoc oe>tsbtntiulyt5ae9'wived~a adOt*peapa¢d esaigtmttpt armblwuC>°~E eh:eFtOpaaody dtmbytlaearavaed aaaana arwbiarra},.na m tlsa imstm¢acCLPRape9edso6lio~erthe'agltse foatepsu-besu[+Iaass~. r Soorplaa pFaCaaiapal{y drnwa b sa3c dcpio~g Ibr pevpeeudssblwu Rai eed s rlale+~ ofthe dtngioa acme J srtblara (ssltids ~brtt to ~Y ^*d oR q`amla ~ by Hstotme prior to theaoh~idt-kd mt;psatltttt sf~as i~easa, sadlmtlraPea Asaxeooart9q~afloalsateatL ladarra etaR se im apnea. Iab!'rwt6eegevse to ra+,at.ur~,'mtoeeyf+2 (es)dn~r nacre wnweraS r.endlord•r nesiptoCxeasetCa oz1(i~,o~ bt~atepdtw 9tiepa$aaai'tbaPremeaa txi 6enhtet or aeitpt:diiTemaat iape¢poaia8 W essblet a ld$~fNl¢ f~F I.r~e in fho Lvt~t aSaw a6:ejgsm~ Odl,andiprda oaCSmS ao snhletWtg u• .a.tgae,+~aE:a!t tde~a Toast o£Tes~t'a a`+'~'¢+ar ~ ffin ~rEmary rnblCstr a~~ to p:g 4se Peat tatdta pcrfarne a,R ~ abligatiora rr !r. perB:ttnedby Tench lnre:e+dar for tiw rrgtsatd:a of ehc tlnn orr.:nt kersc Toss.. latndiard aksA ba aMitlsd W a S''~C is mti ~5'a ey -u3FUt ~ aeignetent, NawithKmd~+~ x•,se'rt, w',t: ooxCary oemGosu"-d ie sfix 7~se. Te:lts;+t mss!! ~eae ~e re!N tc Cr^ =6l~,cr. a.'sabtct tta ?-eatsa. sr'rhtct Lanellard'eex9reat,te(%enyva'`"rsmOfSrioWewned :nhs;ditrv or'Taaos+:, at aev Irxsuoser i++:o ><`ueb aarszt v u~a~es : Oc ~~ehLali3at:w a u the p~L'el~ecer cs eU or fkSeCCC~i:}•t::; eSL~:e: ~e~ c.~T=:~ 'rm t+etsez ag,, ~ tho` i abcCr ax ~ trssa:arahL to L.Ytdln•3 fo axk3bt6 i!F dry to m,; xs;a~ ~~t a' esthle6+e L (7 the Qrope.cd riss~ x subitrst+'ssttell krvc a a=t otRih eekitxt ie red c.~epssi+is :c a~d'N: c' ir. F.mdkm~.'e r.~.-bie ~.-zliew ju) ti,: a:oascad asi~ or asb;~ sbaEi t~ve ra r~i:.ble ar¢t hzta;• or ~ Wtf:tstt¢::bie t:!'H~4 ?!%s:c•~, M OLD rtterotJkt e•''.~tsr erica Chet t"s+e rrtr~o:ed m:i~e:c tr ~..ttiie~ee..•.a+ erp~ioaca da'~ky ~e eel=,~s ~ = e~o:•'nc+r;•s-~ ~~ •.~ ...; • i:::i ac ptotsec sr;, x e+~reokx-e•:, is ,ar^'._.;: c r~=sx.~;::-• Orwia:e, is xd: x:-t:.iie ea6 d&oe~~ et«<~rei+r ii+i~'et yt~Siw~ ai @o :Y~aee :sttuQiai !u b: sei+E~x~ -s::..'~-: ~~r."..~;~x ofe+e i~saci :t:.3e::y.ts u c styyr~o eror, ~ti~} Tmutu is scow:.':: a s~:cot: rs !a'rltr.t . S::h,~:c? ^-- •.::l ie~ !:c. _:ss ALA snit r~ai;aesstl.::o:e L•a: f¢a pxtix err.: c'Iti'7:11:4 t::~t FvyFccs.-3 m+eeiEae~ e-. ; ._= ~?e'msi i.' Z`t'.~ r• r:~L-tee to ~ es;tu~, [:~ cttirc 8c;lm~t;; e-saa~u:r?ry7~^}-ws+e3 h1~1 a+idtx$ t: ~;' w ~nnY.~'_ :; ~ :e +m~wr jkoer.»t wit wt<<r~ >xad3a!d o- ire rta[RCrc, x 4;!!r r;~::..~ ur twat sr_d~ iaL.g. (r, sc rrrr ~d aso ar r~ker= ~ovt! ea4ca ~~totk's cis » 6 ~.W iei.:::a:t~~ t ~ ~.- rssts'v3~ ~nsdaa.•ass. nr id setd:3iott or oe:.e: erts~:.auc a* mTusv ~anarord w inwexr_ !fie pr_ ic:r_ ~ or cne naRtitc* a" {Y~IfY$OpteNt- is m6i4 eioG6 rotte:ire;ssuq;s, [d Soe. nArM!dc: tevah por r~'e ~uainess dw~ r~onF~f~~:onpi,e e,uK thu avr Ce) ps:iette5 ~.o~ ,r' 1,~D :e~tals'k s~uero T a'?•~-:?ax, a it -j dt: ttsure C. wc: ,'+~'t3's P•""~r =c:~ s~ri:tac oP=sa~ct xne~+ ; =:~ :~ar•~' Fexets t:rtiza dx to r eC>x!'toae+s~ ~+ t Mam¢r int+~ix!•~t cif *_tro "Panr7SadtSia"sbosii.odir~'NG'LV.'GGi6td:ii~l.Rf'a:::i,'W::}wr~~iFbebooPttiot4i.~'7. cc[w~eal4f:~is!~,eGf:t~ Iaxe. ~ ar «•+Trcer °dymie:: a kraF: ai a!r at5az irtesa ivr t9a Nv+a~a cr wocFic io F+n~!ote'F srxeaebfes jtt tuhaa~tea bc3esompt~slawittt osooF teenanetd: iet Cua aeu6iteg. ! 3. ;_ 4!~N t~"~ ~E,r~' L't•' ens?'FtY 3s~~ti ~ j`:=t0~t:r +~u' yv ~9a{ rnr9 aptel' wo ?rsmisri attTC torona:ais:1:-..c ~: advac:.e axi.~ (ar= y:'s+e r~~: aeti:e is $:e ex c3a'i etgetTsa+vy). Laaawrdtl~3.aoi6:Kstaeuezas~b3riuopat~t+xmarmsemsmieeefTa:~xvv~w~aryz:b Gttr): PrC7V+ttSG.'LNXe4e: ,~tlt ~1' !le¢ oa!¢ of rCpC'.- ~•='~, ~•~ =~z! bc,hx:.~, ra is tr prGOEcebta. sc s !o aOt tmroseyoablV InfeR~e ~r'i>1s Tea4G'b nse gjtEle ptala6e. i1. RF~~YttS ANT! llfAltYt•F_-?A~E Iaed~!+d ehel! et ilr aelrooat tesdex.9`.=~4 L--p ad r:+eigtCiR a gged tepuc tom! aaty steoa+aaew sRpGtova+asl!) t!m IarojeG and t>zt:1g isrie~ but sot Erlite:d to is a9 cts+sotarsl ead RaesY~wrai rompaaents aCtla! 8o>7dbg tigeEading uili:eat IlmttsBuslbe eveurtee Mtaik yrd rae+~ gWtees aed tbvnnpeotaroR~ tall pbsmbBtg, ztcar+°a1, ayaiRlttes }~:7,:<r,se~aheaiaat.td atlserbnitdiag systa»s Por the Ssildmp (o`~ tQ asmmas assssa. a1~s*s:itS dew ~'s"'aT~r ~1°•=yr and yc4ing ~: stow e~t'ssg or der aomavated (iaefsriyiag wifbaut issaitstiaa tacaa, ioa:sutsersese r~e+rnf, mt>~ oed t~eepmSk landlerd:balt sfso promptly raplsoe as amex~+rv s11 tigia balsa baIIseh, tabae,l!it~AC &Ifesr. oeSissC ~r cstkis ~ sisasls¢ ogoiptocsL A.II s and e~k¢~teQe made bg I.sedlotd r8ali tr'_iiae a»b and eeyt aeii Jm see ee teteaf a¢ne! Ea 4~R' wed er+C5tlr:sl b'>bate erlB'+a+~' aced is oaeot-a=(iag [he 9uffQ6~g and Wa Fr:maa. isort~rd 02/09/2009 MON 09:50 TEL 214 303 $040 MARS$ USA INC. . .. k i r _... -• ~ • Tier a2 D7 12: 43p imr '~`~• iia-its~c~ E't1 SS4 3R8I I I pomea.es lifrJ!t ae F~Oa =r.^. 13. ~SSt~~~1~`~_~._~±sARYDpjR'~.~.?•~".,t, Tcaid.shr$ddairtmdSos~infnvaest,~il5xct:iuing thr tam tsrae~ as ~ auo ~+a+a.aslN gaarral i~F9'+ss.aeeei eaeeautml mall pmaaot 1+31n7 tiat$i~l,wi$e ~~ ~ Tmedtr tifilAC400D Op tand SZ.t100?~ +e rite t,~egsea +vim'timb,~ts- ra.R,.~ es: ss_tlen emn~ .d..~, ..etM.et=n.t.,., M ~ a...r .r......._.._.~r.....~ _..a. s~. __ _ ~_~. p.6 ~ 013 saaronbie engnieF F.ar~ord stm8 et,eain sell tmep a anWeat oII ttmet tlrrit= ale oetm iaxao>: ar ib ovwr eaepaosy ootstmaokd gemrrtd fdtil~7itskmr:s eameoatrl ttbiLya^d penmttet ittriry liebt$ty. wib aoiebiead sirigts Gtrrite ofS}ADDADt).AD iartd S2,tID0,000 is a:a a~am) as samotit eFbo~}jr iw}uKm at dc:th Ql'ops er mote pstev,e a tltetn~tt efauygx asadva or' leeeteauerbrg m be~,,,a3yp ab 4w lrsajeat leaaladptE eheP,~i^etT ~ ~ aecpse[ OFdsea~t tap,epertyosaiaietg b llts >Se7d'mg at ILo t (txdtedard iLe Pteta}ses),. Tense s4r11 stso tegoic ii mdarts to ptnsme ~re8 de>ra~r m t~iriotd ^ aat5i6eats eF'rmetttptwe atenatdladtetd es ttn •<ldidateal itutard. 'Cawml droll~a[ itr sok cross sell " o:ldsitritt to FuAlaeot and e>Imt oa a1lTeasd't trade gym, aeteilwagd end ptasmta}p-t~emthet?ranl.aq ef'liPwintfam"P~P*~'S~eltillrgt}eeemanrakuaf :u~ ~w w Te~b}t;~ axtltaeoe Laertodrx ~~ mm bastil-a'e~ tc aa>~1}et}tae withax at lest try tom) ~ Pt'iaaettoa to slt iaetrvds, ~ tbs>t aa,pa Taatoa, 1..~tA„ett earl Btnadyur}ns kadty'Itati a adshtimN lmutetk se t4eii inlatssl<mq apptart tstd. }f t 4e• gsestead by' L~ttudlotd+~ siFV ~e as a ad~onsl ietated stY spee~q}aaee tr 1,ealdes el~sYmalEnfp "kiobmsY~be st•beaomoa l'~ upeu aoyP~ olttat~ve:, i'~Sot b lnraamm~teameas of ttte Tttrm, Teased shag pewitk }.nemoed+rrm oai~tas +Haah eviprmG 1Let Ott: ooveage*rl~uaed ttaae btree otwbett} ArtLe poiirypt7iadt. T "4aet•:hd{sk0 Der, bI.ap~e:d IhreRglwrc>baTettA cep}eursnaC oe~toata st ' bat ~ (3tr) tlttys prcr to tle dabs aC1he tbea rastt;at polies arpolioKS. Sit! tLc }astaenoe segaited r~ +ba tta-edta3bsissasd~1'oetgttwla a>tiharb:ad b do t,+ttieas in imecmeoonwetdm otAentrtyelvtstp, +att1, K 6mtaeiti tdin; ofe haet m n 7e;[as Y81ed ilr the most twvat aditi;a of i~t~ ~Ottnx &q-an and !u b~n~ far u:c pore nb yam, t'he ttm}t aCsgY sa~6 ivssstrrx ebe~ na C:ca& tke Bd,tlityral'Ttmaet haavte:x. 7t7e~tt fet7F ro m,emtaur tlw inttgya,se a ie >agnvi}ty e~rb~-order. L,:d7ordmsy; t>ta is sat tsgs"sed mti asaoae mtd m.a,+aa c~ stems, ac 7 txpwtse m ba rrambaned tri' YapMt m Additimrt! Rra,t +:irJ>sa toe p tl) dryv of tsrvtm detttor,d Aatr tla~eal~la tudec sell, imtttttme p ,~S'.in exaesa af" l~mb• Fiva'Iltonsau3i~S.DGO) tYimt be s,~vad by 9sndla'd is ~& Pnar io iastwae od•taait palkay. Seaset r.Latt as sv},~ eta *+ytia:. t,milr's Prime w+tinea oaa,.-ct, c'sea parirhaedo, and mey~eeaSsiatiea #oeash xe•-~^ ia: hyxr„ ot'r::xO6CSr +•r.~ azd rc::tua ~.}• ¢::.~ „faxi~ itmialtt htrva sgsioss theai~ orny ~ c'3t-aedwrioe i+:-tJ:± : rs,: x:::;:-E t~p~vo ~•.pa:,-•a. ai:ax:, o,x it;:w ~mtyca, VtWICY ~ sgeeps, t7 i~OY.et arrw} tnw SY Gj6Gf C L^3i r i>: G8'iiC Y irra: x age::: rat. 4r.,.• i:r^cnvv l+olity rxniT.G to ~ G'+:ei5~ T>~a+de•. ~ pat•• ~+++-s s_hn: is ,.b!! aao iu net: o!t3ete .e,~c ite iuv:an:: earti.-r to endaete stl eagslirable pe:Si~:ir < ~•at•,-~ :. = Sri:'. ~'~, h: n"~,•: =•: W,a:r~braE~ia:, ec att:crn is c caniewc ~~ y1:~ p~ ti_ Thfl J1="4~~'~' .~.F~7R'?~. 't i'Yer.C' sk:... L"af:.., 5ar y.;= - :: 6e~.d b.-~uCa tsnio::. rWa:.~;v.3sa Itesky 7t'4H mY.! tht~letpsetiw sppkgcta anti s;anye iia,n m:d s~,a, ~ cy s`,dcH ue7d-q~!ye:te,:r. ediv_s. dc~as~..s:?+ti~ ad 6~ex= {y yltvd~:-,,t si<:xe-..sb'~:.7c.-~,:e". r : ^ ,~~r~ L.+~::s6:t~.i> :'.icic~,a».-asf s:y'::JCr ~.' :1 Ef ~ta~ tClfW o: L41g IYGI"~'rr $ti;t+~i.~.•isi.`..j ~<:- a.'y' 4:It:..~S}: ~M}: O' n.t."c- ~:.4 y„ ~itt~ a ~*-sr:d by?'eta a Lc aeaak, Ism a iasjlaq ~ ~ .7,~,: ~ ?e'o~. the isua"Idit~t of 7'4e i'eotwt aMtlF;v b _'~ ~~eatc oC'U+ie ~ -•~ _i• a7:ze~~ et t:itttsl :.: ¢r":':.y.: ^.' t:.l' ETC . r?: s~C:c, c4~iri~~.^,, ••~iar,•z:• x iaracea. F,'Ithtxp c i1,e g~ee~7'd. ort5:ar-gas5. >=.u•c ::.'~--~• ,s :r.e;. E:~•~ cry :ae is a~ioh Emdlord nr 9rmdytr)pe ~~r Srau •7!ar Ir. ter; t ~; ? a r~' :::~L7i.:~:7:u..w .1• x a$tia. Tcai ~ ~f.•+"s, +vl+ttwak, tivease.c, onteaesFivea"ava,'aatr=~~ .::zA.a~: x ~q,!=; -.. s; :u.~;.:.~a -.:.>=: toss: ice,;:, indam¢ti,~ ~3at=hsrml~ Ls :.':nom ~ti:&+,:= ~'.:a ::~::`~:. ~ dc~tu e¢y vi3 oc:FC. r,,~~,"ed+c,mar,c~•as. 92[Otetei s bas i ar Prdv •-v+-.ned:tr•: ~ $r,ew'~arti t',e:.a - - ..s.~.-,dart Y•i,`, c:•.:::iLioWian,s~r nex t4 Taant And'}'¢A-rite :'i.9sso['-C ~~~G esRt; p4geEi:+r., e:~.:: try- an4in: irsra t~tJfets4 rh=ii de+'i:od thv er.+JC a i ~n!wet'. a~.~ -rse 1!; .x=u~at ns~icfac~; lu€:~:~-r:: tN1 Vim: G shsl'. ieaeka~ity ~d acid i~•reaa, : ensat ~d ~ seeQativc e~,:s",,.:. ~~ cg ii+I:C's SRKi sye7trt ryv3".xi aCt lOi.~E,i'eis~i+e: e~jA4 aa~•~c. i,eRiie; ms+ ~epct_ :iwL,im.•o eu ~'aei:ay's ieec_ _a Hr1.Tli,:.. _"' -=S R ~SQGA 41r'C Q ~? t'~ [3 }tt"~^Oedilt4 tlr01l~ ~axel E.L.'=£ i•3~ fasytiatttllV,ti®ffi'Oti~lC07q~aCA~'r ESPY=Q~ib17aL~1C?L~G{OSS.a>-effSOLliCitl~aL•AOG'`~' ptthS G+st~, e..f b:~dt HC ~es 1~°' oCroY OG{f~nltKi OI rM nv\ (0 bG p Wpe'; {:tC' :a:ar of ~ tea. riT ~, ~ ~nn'E;Csi ea ~ucatasd x sx• of L+vt~a3's an~tr. ass~ctotx, vmaio7'xe r ;ac'ne~. 2.' tiraga~a$tY aR{lte Seaaacssl. ~.•a7r'e cR'~~iC•~ a4&, ~adtdt at+~rUebiit wL;ai, Toauau im made a ?m'7 b rev i>ma,'~, tr..d iwar nrana, i4rdia.~, d(a av_oeQ. a;sotr.-:sr:~ Smcsees, eatfaGraianr,teea.aantsgdaks,.test~e~7 a~•=••a~._+,~_..11t~ 1..a~md s3atl dat'ea~'sn'ceenriC~r omdvoiti i+gvy~• TaRnt sad st„elT pny al} weeH. erppaya ~d trmecanbi; P fsae iae:a:al or paid by T~:att :a tr^a=i.^.a s~ ~+ 37tige{,su,, ~ aof}cv M I:ac9erd rtrotl is„~rnd't st3efei ?o ddend svole 4i$~tloa. tad ~:pvn rrotigv bwu'{`~-rred .itat! deCatd :hs esaa as t.+ed>ost~ avxaa~'s; atr^1Ct ...a~ti~t~,r b Ya=cs 15. 1=1RE DAlkAQ[i u(711fs neeesiry dnmape $ of o tletvre ar a~ient tlq[, in i~u,~o,d4 ev:saeeblc ~dSmater fits ierpsh• and rtvtatetion watt a,aa}d raQnitt; more ehsa two hmde+ed tm-;lln) emttarti~e Qay! b oomplet~ eGer dio taem,trp (rasomazs eorma`[ wtiri: o~ net en~+sd . aratime], or UFJ mars rhea rieitty C34'1.y pv,eevu cd'¢ts tdtst s;ts aMd,e t6 ie a.'+euina>a' dxmged, er (Jy'f [Les essarJg• tt:sssc is tttr Jrmt ixcc yec• of tle'fmv, r,rd Yanm,i Let aot t:~aiud a t+eeew~t riglX x (iv) inctttseae peaarads ate ttteavr;mttls ar ia,~ia:a, er~rerp,rty tbnll h¢vn Wn right fo ta'~ (hie t.~p ea,t sli tLr tmsox~ aL}ipslises of lha Py Dm hello. l,T tC:rGin81t-i1tCn ,rat1~ of estabte,aia~iaala>~ool~~•wit~a}kbfyC~4)dey_eCmed~aofxs+,altyc S+wknerievistnspe:t.~•anr~miarlimrJete 4 02/09/2009 MON 09:50 TEL 214 303 $040 MARSH LTSA INC. f'!ar 02 C7 1 ~~' : 4kp - f atr "~~ i~mitt=~ i71'~ _ 3E4 3781 P-7 C~ 014 aw laa: thm ~ (13}daya a$r>fa hasamiele~a.~ .~ the eKet afdamsae or deatefMTea to Wo pr~as er arty ~ theroda4 oat ~etb ism` scsa'o~ tE~, (R) tr{~ s6asa ~u3 armor per~Le esm~d Aio I.t~ whin svid A~iseY(3D1 day perwd, m is the Yom- t of denude las s~R lha0 Ulat dmxa+'bed shore in Ihiit RNiels ] 5, Ibml,~adtmd rhodt, e! is aols naat.OrateplfT erpairthe daheapla (aeaobretiro ad'Faaolf Stdwea aad adrcr ptasmal te~0~ vaTrleh Ys~stt ettaN rs{tgit asE cepLOe at ita eapasee)r aaid'yment4 Z8 py~?tmd iEe~ aed JldditismLB:~as ahII he °4°~~7 aQJsaled erabatsdfar aaw7,t7®sas~ha Plemtas O aotwprbtt: etfheang aacd 6x Tseadt fot~ Perniliadl7aa t1~a Gm dasptmarl~a~ sow ahe:~arplaaed epee fbaPtmaisa, fiaatidm; ortd/a1'T+ajaot^od landofxrhioB they ato a Karl w~iiAout>k saoepiy ofaar iea6aauN or aot on Q~e tpcs od lengdb effiatWde aseYwbeiia. 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Cortl,e ter.., etpieing sad (ii) Fac hsettxt item {ae stteh term h isaspeeile: astamed~ ,su fbc.!aR:++e~tng e~~:,:•:,•-t Rxa 3san etvtaia m~sca~sd, rad ao 02/09/2009 MON 09:53 TEL 214 303 8040 _ MARSH LISA INC. X019 '~ .; i i .... ., . _ ... .. ,.. .. .. . ii ~1tI~TCAT'I[J1~ ~, X.eah M. Leovis, A ttarney far Utica ATatiional Iu~suraaoe C~zaug> hereby certifies that the statements set Forth in the foregoing Comp~aiat are true and correct to the best of my knowledge, infarrnation and belief. i am signing this Verification as the Plaintiff is not izxinaediately ~: available to sign th%s Verification. A substitute Vcrif eatiou will be filed in the immediate future, I imdeistand that false state~ouuents made laereiu are subject to the penalties of 28 Fa.C.S. §490A- relating to unsworn falsification ta: authorities. Date: 15 V ~i .~~. ~~ f _ I~eah M. Lewis; ttomey or litiea Natiox~aZ , fa'tsurance Group TO THE PLAI]VT'IFF AND CO-DEFENDANT: YOU ARE HEREBY NOTII~D TO RESPOND TO THE NEW MATTER WITHIlV TWENTY (20) DA FROM ~ O SERVICE HEREOF. 1. GREGO K. GOEBERT, ESQUIItE REGER RIZZO & DARNALL LLP Gregory K. Goebert, Esquire Cira Centre, 13th Floor 2929 Arch Street Philadelphia, PA 19104-2899 Phone: (215) 495-6500 Fax: (215) 495-6600 Attorney for Defendant, Brandywine Central, L.P. Attorney I.D. No.: 94058 UTICA NATIONAL INSURANCE GROUP A/S/O MICHAEL SHERRY Plaintiffs, v. BR-ANDYWINE CENTRAL, L.P. Defendant. COURT OF COMMON PLEAS CUMBERLAND COUNTY 09-215 DEFENDANT BR.ANDI'WIlVE CENTRAL L.P.'S ANSWER TO PLAINTIFF'S COMPLAINT WITH NEW MATTER Defendant, Brandywine Central, L.P. ("Brandywine" and/or "Answering Defendant") by and through its undersigned counsel, Reger Rizzo & Darnall LLP, and wishing to respond to Plaintiff s Complaint hereby files the following Answer and says: 1. Denied. After reasonable investigation, Answering Defendant is without knowledge or information to for a belief as to the truth or falsity of the allegations set forth herein. Each and every allegation is denied, and strict proof is demanded at the time of trial. 2. Denied. After reasonable investigation, Answering Defendant is without knowledge or information to for a belief as to the truth or falsity of the allegations set forth herein. Each and. every allegation is denied, and strict proof is demanded at the time of trial. 3. Admitted. 4. Denied. After reasonable investigation, Answering Defendant is without knowledge or information to for a belief as to the truth or falsity of the allegations set forth herein. Each and every allegation is denied, and strict proof is demanded at the time of trial. By way of further response, the allegations of this paragraph are denied generally pursuant to Pa.R.C.P. 1029(e). 5. It is admitted that for a period of time, IMR Limited leased a premises known as Suite No, 600 located at 300 Corporate Center Drive, Camp Hill, PA 17011. 6. Denied. After reasonable investigation, Answering Defendant is without knowledge or information to for a belief as to the truth or falsity of the allegations set forth herein. Each and every allegation is denied, and strict proof is demanded at the time of trial. By way of further response, the allegations of this paragraph contain conclusions of law to which no response is required and, therefore, same are deemed denied. The allegations of this paragraph are also denied generally pursuant to Pa.R.C.P. 1029(e). 7. Denied. Plaintiffs' characterizations of the terms contained within the aforementioned policy of insurance are specifically denied as same reference a written document, the terms of which speak for themselves. and require no further characterization from the parties. By way of further response, the allegations of this paragraph contain conclusions of law to which no response is required and, therefore, same are deemed denied. The allegations of this paragraph are also denied generally pursuant to Pa.R.C.P. 1029(e). 2 8. Denied. Plaintiffs' characterizations of the terms contained within the aforementioned Workers' Compensation Act are specifically denied as same reference a written document, the terms of which speak for themselves and require no further characterization from the parties. By way of further response, the allegations of this paragraph contain canclusions of law to which no response is required and, therefore, same are deemed denied. The allegations of this paragraph are also denied generally pursuant to Pa.RC.P. 1029(e). 9. Denied. After reasonable investigation, Answering .Defendant is without knowledge or information to for a belief as to the truth or falsity of the allegations set forth herein. Each and every allegation is denied, and strict proof is demanded at the time of trial. By way of further response, the allegations of this paragraph are denied generally pursuant to Pa.R.C.P. 1029(e). 10. Denied. After reasonable investigation, Answering Defendant is without knowledge or information to for a belief as to the truth or falsity of the allegations set forth herein. Each and every allegation is denied, and strict proof is demanded at the time of trial. By way of further response, the allegations of this paragraph are denied generally pursuant to Pa.R.C.P. 1029(e). 11. Denied. Plaintiffs' characterizations of the terms contained within the aforementioned Lease are specifically denied as same reference a written document, the terms of which speak for themselves and require no further characterization from the parties. By way of further response, the allegations of this paragraph contain conclusions of law to which no response is required and, therefore, same are deemed denied. The allegations of this paragraph are also denied generally pursuant to Pa.R.C.P. 1029(e). 3 12. Denied. Plaintiffs' characterizations of the terms contained within the aforementioned Lease are specifically denied as same reference a written document, the terms of which speak for themselves and require no further characterization from the parties. 13. Denied. After reasonable investigation, Answering Defendant is without knowledge or information to for a belief as to the truth or falsity of the allegations set forth herein. Each and every allegation is denied, and strict proof is demanded at the time of trial. By way of further response, the allegations of this paragraph are denied generally pursuant to Pa.R.C.P. 1029(e). 14. Denied. After reasonable investigation, Answering Defendant is without knowledge or information to for a belief as to the truth or falsity of the allegations set forth herein. Each and every allegation is denied, and strict proof is demanded at the time of trial. By way of further response, the allegations of this paragraph contain conclusions of law to which no response is required and, therefore, same are deemed denied. The allegations of this paragraph are also denied generally pursuant to Pa.R.C.P. 1029(e). 15. Denied. After reasonable investigation, Answering Defendant is without knowledge or information to for a belief as to the truth or falsity of the allegations set forth herein. Each and every allegation is denied, and strict proof is demanded at the time of trial. By way of further response, the allegations of this paragraph are denied generally pursuant to Pa.R.C.P. 1029(e). 16. Denied. After reasonable investigation, Answering Defendant is without knowledge or information to for a belief as to the truth ar falsity of the allegations set forth herein. Each and every allegation is denied, and strict proof is demanded at the time 4 of trial. By way of further response, the allegations of this paragraph are denied generally pursuant to Pa.R.C.P. 1029(e). 17. Denied. It is specifically denied that Defendant Brandywine/Landlord was negligent, careless and/or reckless in any manner which caused and/or contributed to Plaintiff s alleged fall and/or alleged subsequent injuries. By way of further response, the allegations of this paragraph constitute conclusions of law to which no response is required and, therefore, same are deemed denied. The allegations of this paragraph are also denied generally pursuant to Pa.R.C.P. 1029(e). 18. Denied. After reasonable investigation, Answering Defendant is without knowledge or information to for a belief as to the truth or falsity of the allegations set forth herein. Each and every allegation is denied, and strict proof is demanded at the time of trial. By way of further response, the allegations of this paragraph are denied generally pursuant to Pa.R.C.P. 1029(e}. 19. Denied. After reasonable investigation, Answering Defendant is without knowledge or information to for a belief as to the truth or falsity of the allegations set forth herein. Each and every allegation-is denied, and strict proof is demanded at the time of trial. By way of further response, the allegations of this paragraph are denied generally pursuant to Pa.R.C.P. 1029(e). 20. (a} - (e) Denied. It is specifically denied that Answering Defendant was careless, negligent, and/or reckless in any way that caused and/or contributed to the cause of Plaintiff's alleged fall and/or alleged subsequent injuries. By way of further response, the allegations of this paragraph constitute conclusions of law to which no response is 5 required and, therefore, same are deemed denied. The allegations of this paragraph are also denied generally pursuant to Pa.R.C.P. 1029(e). R'HEREFORE, Answering Defendant, Brandywine Central, L.P., demands judgment in its favor and against Plaintiff on his claims and such other relief as the Court deems fair and just. NEW MATTER 21. Any injures or damages suffered by the Plaintiff were not proximately caused by any act or inaction on the part of Answering Defendant. 22. Plaintiff's Complaint fails to state a claim upon which relief can be granted against Answering Defendant. 23. Plaintiff s claims may be barred by the applicable statute of limitations. 24. The Plaintiff was .guilty of contributory negligence n failing to exercise due and proper care under the existing circumstances and conditions. 25. Any and all injuries and damages sustained were the result of a third party over whom Answering Defendant had no duty and/or right to control. 26. The Plaintiff voluntarily assumed a known risk and was cognizant of any and all circumstances surrounding the alleged site of his alleged fall. 27. The Plaintiff's injuries and damages, if any, were caused by Plaintiff s own negligence and, thus, this action is barred by the doctrine of contributory and comparative negligence, or in the alternative, Plaintiff s recovery is to be reduced in accordance with the Pennsylvania Comparative Negligence Act 42 Pa.C.S.A. § 7102, et seq. 6 28. Plaintiff's claim is barred by the Workers' Compensation Act and relevant case law. WHEREFORE, Answering Defendant, Brandywine Central, L.P., demands judgment in its favor and against Plaintiff on his claims and such other relief as the Court deems fair and just. Respectfully Submitted: Date: ..~ {3 ~~ By: 7 REG1~R RIZZO & DARNALL LLP i ~ t Grego .Goebert, Esquire Attorn for Defendant, Brandywine Central, L.P. VERIFICATION The undersigned having read the attached verifies that the within Defendant Brandywine Central, L.P.'s Answer with New Matter is based on information provided to counsel which information has been obtained by counsel in the course of this lawsuit. The language and writing of the Answer is that of counsel and not of signer. Signer verifies that she has read the within Answer and that it is true and correct to the best of signer's knowledge, information and belief. To the extent that the contents of the pleading are that of counsel, verifier has relied upon counsel in taking this verification. This verification is made subject to the penalties of 18 Pa.C.S.A. Section 4904 relating to unsworn falsification to authorities. 1 Date: By: to Shawn, S orporate Paralegal Brandywine Realty Trust REGER RIZZO & DARNALL LLP Gregory K. Goebert, Esquire Cira Centre, 13th Floor 2929 Arch Street Philadelphia, PA 19104-2899 Phone: (21S) 495-6500 Fax: (21 S) 495-6500 Attorney for Defendant, Brandywine Central, L.P. Attorney I.D. No.: 94058 UTICA NATIONAL INSURANCE GROUP A/S/O MICHAEL SHERRY COURT OF COMMON PLEAS CUMBERLAND COUNTY Plaintiffs, v. 09-21 S BRANDYWINE CENTRAL, L.P. Defendant. CERTIFICATE OF SERVICE I, GREGORY K. GOEBERT, ESQUIRE, hereby certify that a true and correct copy of Defendant's Answer to Plaintiff s Complaint with New Matter were served via United States First Class Mail, postage prepaid on March 13, 2009, upon the following: Leah M. Lewis, Esquire Weber Gallagher Simpson Stapleton Fires & Newby LLP 800 N 3rd Street 2nd Floor Harrisburg, PA 17102 Date: .~' Cs' ~`~ REGER RIZZO & DARNALL LLP By: ~,, Gregg K. Goebert, Esquire Attorney for Defendant, Brandywine Central, L.P. ~~u, I ~, Lc~= ,~1 ~g n m ~~ m crr AUG p 3 2009 ~ UTICA NATIONAL INSURANCE GROUP A/S/O MICHAEL SHERRY Plaintiff, v. BRANDYWINE CENTRAL, L.P. Defendants. COURT OF COMMON PLEAS CUMBERLAND COUNTY 09-215 ORDER FOR RULE ABSOLUTE AND NOW, this 3~ day of , 2009, upon consideration of the filing of Motion for Leave to File Joinder Complaint on April 14, 2009, and upon all parties having received notification of the Rule Returnable Date of May 12, 2009 and no response having been received thereto, said Motion for Leave to File Joinder Complaint is GRANTED. Defendant is permitted to file a Joinder Complaint against Bailey Landscape Maintenance within twenty (20 of the date of this Order. J. ~~ "'"~' VERIFICATION I, GREGORY K. GOEBERT, attorney for Defendant, Brandywine Central, L.P., hereby verify that the statements made in the foregoing Joinder Complaint against Bailey Landscape Maintenance are true and correct to the best of my knowledge, information and belief. The undersigned understands that the statements therein are made subject to the penalties of 18 Pa.C.S. § 4904, relating to unsworn falsification to authorities. Dated: i~ 6 S - Grego K. Goebert, Esq ire REGER RIZZO & DARNALL LLP Gregory K. Goebert, Esquire Cira Centre, 13th Floor 2929 Arch Street Philadelphia, PA 19104-2899 Phone: (215) 495-6500 Fax: (215) 495-6600 Attorney for Defendant, Brandywine Central, L.P. Attorney I.D. No.: 94058 UTICA NATIONAL INSURANCE GROUP A/S/O MICHAEL SHERRY, Plaintiff, v. BRANDYWINE CENTRAL, L.P. Defendants, v. BAILEY LANDSCAPE MAINTENANCE, Additional Defendant. COURT OF COMMON PLEAS CUMBERLAND COUNTY 09-215 CERTIFICATE OF SERVICE I, GREGORY K. GOEBERT, ESQUIRE, hereby certify that a true and correct copy of Defendant's Joinder Complaint was served via United States First Class Mail, postage prepaid on August 10, 2009, upon the following: Leah M. Lewis, Esquire Weber Gallagher Simpson Stapleton Fires & Newby LLP 800 N 3rd Street 2nd Floor Harrisburg, PA 17102 Date: ~ ~~ ~ REGER RIZZO & DARNALL LLP By: t Grego .Goebert, Esqui Attorn for Defendant, Brandywine Central, L.P. _ _ ,...- F~+ - r y~ u.~ a:. :.,. . ~= ~~ , ._ PRAECIPE FOR LISTING CASE FOR ARGUMENT (Must be typewritten and submitted in triplicate) TO THE PROTHONOTARY OF CUMBERLAND COUNTY: (List the within matter for the next Argument Court.) CAPTION OF CASE (entire caption must be stated in full) UTICA NATIONAL INSURANCE GROUP, as Subrogee of MICHAEL SHERRY (Plaintiff) ~ ~ vs. BRANDYWINE CENTRAL, L.P. ~ -v (Defendant) _ vs. ' BAILEY LANDSCAPE MAINTENANCE -" .~- (Additional Defendant) No. 09-215 Term 1. State matter to be argued (i.e., plaintiff s motion for new trial, defendant's demurrer to complaint, etc.): Joint Motion for Jud~nent on the Pleadings on Behalf of Defendant Brandywine Central, L P and Additional Defendant Bailey Landscape Maintenance, Inc. 2. Identify counsel who will argue cases: (a) for plaintiffs: Leah M Lewis Esquire 200 North 3`d Street Floor 9 Harrisburg, PA 17102 (Name and Address) (b) for defendants: Gregory K Goebert Esquire 2929 Arch Street 13~' Floor, Philadelphia, PA 19104 (Name and Address) (c) for additional defendant: C Kent Price Esquire 305 North Front Street 6~` Floor Harrisburg PA 17101 (Name and Address) 3. I will notify all parties in writing within two days that this case has been listed for argument. Yes 4. Argument Court Date: March 31 2010 n l~ Signature Print your name _ C. Kent Price, Esquire Date: I ~ ~ Attorney for Additional Defendant INSTRUCTIONS: 1. Two copies of all briefs must be filed with the COURT ADMINISTRATOR (not the Prothonotary) before argument. 2. The moving party shall file and serve their brief 12 days prior to argument. 3. The responding party shall file their brief 5 days prior to argument. 4. If argument is continued new briefs must be filed with the COURT ADMINISTRATOR (not the Prothonotary) after the case is relisted. n UTICA NATIONAL INSURANCE GROUP a/s/o MICHAEL SHERRY, Plaintiff IN THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PENNSYLVANIA NO.09-215 v. CIVIL ACTION -LAW BRANDYWINE CENTRAL, L.P., Defendant JURY TRIAL DEMAN DED ~ r~ C o _,.r~ ~ ~' --~ -gym BAILEY LANDSCAPE MAINTENANCE, ,`''.~~ ~.. ~? Additional Defendant .",~ , ~- CERTIFICATE PREREQUISITE TO SERVE A SUBPOENA ~'~ ~ --{Try PURSUANT TO RULE 40{19.22 ,,,~ -~ ,,, '~ ~'' As a Prerequisite to service of a Subpoena for Documents and Things pursuant to Rule 4009.22, Defendants certify that: 1. A Notice of Intent to Serve the Subpoenas with a copy of the Subpoenas attached thereto was mailed to each party at least twenty (20) days prior to the date on which the Subpoenas are sought to be served. 2. A copy of the Notice of Intent including the proposed Subpoenas are attached to this Certificate. 3. No objection to the Subpoenas has been received. Date: 4. The Subpoenas which will be served are identical to the Subpoenas which are attached to the Notice of Intent. rp/~3~ rv THOMAS, THOMAS & HAFER, LLP C. Kent Price, Esquire LD. Number: 06776 305 North Front Street P.O. Box 999 Harrisburg, PA 17108-0999 (717)255-7632 865326.1 UTICA NATIONAL INSURANCE GROUP a/s/o MICHAEL SHERRY, Plaintiff IN THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PENNSYLVANIA NO. 09-215 v. BRANDYWINE CENTRAL, L.P., Defendant CIVIL ACTION -LAW JURY TRIAL DEMANDED v. BAILEY LANDSCAPE MAINTENANCE, Additional Defendant NOTICE OF INTENT TO SERVE SUBPOENA TO PRODUCE DOCUMENTS AND THINGS FOR. DISCOVERY PURSUANT TO RULE 4009.21 Additional Defendant intends to serve a subpoena identical to the one that is attached to this notice. You have twenty (20) days from the date listed below in which to file of record and serve upon the undersigned an objection to the subpoena. If no objection is made, the subpoena maybe served. Date: y-Z~ -Iv THOMAS, THOMAS & HAFER, LLP By: C. Kent Price, Esquire Identification Number: 06776 305 North Front Street P.O. Box 999 Harrisburg, PA 17108-0999 (717) 255-7632 Attorney for Additional Defendant C ~~~~ ss~o~o.~ UTICA NATIONAL INSURANCE GROUP a/s/o MICHAEL SHERRY, Plaintiff IN THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PENNSYLVANIA NO. 09-215 v. BRANDYWINE CENTRAL, L. P., Defendants v. BAILEY LANDSCAPE MAINTENANCE, Additional Defendant CIVIL ACTION -LAW JURY TRIAL DEMANDED SUBPOENA TO PRODUCE DOCUMENTS OR THINGS FOR DISCOVERY PURSUANT TO RULE 4009.22 Custodian of Records, IMR Limited, 300 Corporate Center Drive, Camp Hill, PA 17011. (Name of Person or Entity) within twenty (20) days after service of this subpoena, you are ordered by the court to produce the following documents or things: Complete copy of the employee personnel file of MICHAEL SHERRY, SSN: 182-46-3031, DOB: 09/25/1969, including, but not limited to, applications, resumes, letters of recommendation, performance evaluations, disciplinary actions, attendance records, background checks, medical records, wage, salary and benefits information including W-2s and 1099s, and all other employment records, etc., without limitation. at THOMAS, THOMAS & HAFER, LLP, 305 N. Front Street, P.O. Box 999, Harrisburg, PA 17108 You may deliver or mail legible copies of the documents or produce things requested by this subpoena, together with the certificate of compliance, to the party making this request at the address listed above. You have the right to seek, in advance, the reasonable cost of preparing the copies or producing the things sought. If you fail to produce the documents or things required by this subpoena, within twenty (20) days after its service, the party serving this subpoena may seek a court order compelling you to comply with it. THIS SUBPOENA WAS ISSUED AT THE REQUEST OF THE FOLLOWING PERSON: NAME: C. Kent Price. Esquire ADDRESS 305 N. Front Street. P. O. Box 999 Harrisburg. PA 17108 TELEPHONE:_~717) 255-7632 SUPREME COURT ID No: 06776 ATTORNEY FOR: AddltlOna~ Defendant Prothonotary/Clerk, Civil Division Deputy DATE: Seal of the Court 857058.1 CERTIFICATE OF SERVICE I, Rick Stains, Jr., Paralegal for the law firm Thomas, Thomas, Thomas & Hafer, LLP, hereby certify that I have served a true and correct copy of the foregoing document on the following persons by placing a copy of the same in the United States mail, first class mail, directed to their office addresses as follows: Leah M. Lewis, Esquire Weber Gallagher Simpson Stapleton Fires & Newby LLP 200 North 3rd Street, Suite 9A Harrisburg, PA 17101 Gregory K. Goebert, Esquire Reger Pizzo & Darnall LLP Cira Centre, 13th Floor 2929 Arch Street Philadelphia, PA 19104-2899 THOMAS, THOMAS & HAFER, LLP By: - Ri kStains, Jr., Paralegal to C. Kent Price Date: ~/ l , / ~~, as~o~o.~ CERTIFICATE OF SERVICE I, Rick Stains, Jr., a Paralegal for the law firm Thomas, Thomas & Hafer, LLP, hereby certify that I have served a true and correct copy of the foregoing document on the following person by placing same in the United States mail, postage prepaid, on the date set forth below: Leah M. Lewis, Esquire Weber Gallagher Simpson Stapleton Fires & Newby, LLP 200 North 3~ Street, Suite 9A Harrisburg, PA 17101 Gregory K. Goebert, Esquire Reger Pizzo & Darnall, LLP Cira Centre, 13~' Floor 2929 Arch Street Philadelphia, PA 19104-2899 Date: ~o f ~3/<J THOMAS, THOMAS & HAFER, LLP By: Rick Stains, Jr., Paral gal to C. Kent Price 865326.1 UTICA NATIONAL INSURANCE GROUP a/s/o MICHAEL SHERRY, Plaintiff NOJ 09-215 V. BAILEY LANDSCAPE MAINTENANCE, Additional Defendant V. BRANDYWINE CENTRAL, L.P., Defendant IN THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PENNSYLVANIA CIVIL ACTION - LAW JURY TRIAL DEMANDED CERTIFIC' X'I'F PREREQUISITE TO SERVE SUBPOENAS P(- RS UANT TO RULE 4009.22 As a Prerequisite to service of Subpoenas for Documents and Thi rigs pursuant to Rule 4009.22, Defendants certify that: 1. A Notice of Intent to Serve Subpoenas with a copy of the Subpoenas attached thereto was mailed to each party at least twenty (20) days prior to the date on which the Subpoenas are sought to be served. 2. 3. 4 A copy of the Notice of Intent including the proposed S Certificate. No objection to the Subpoenas has been received. The Subpoenas which will be served are identical to the attached to the Notice of Intent. THOMAS, are attached to this which are & HAFER, LLP C. Kent Price, Esgl I.D. Number: 067 305 North Front St P.O. Box 999 Harrisburg, PA 17 (717) 255-7632 ]Date: I r / Z /ia 108-0999 865326.2 J UTICA NATIONAL INSURANCE GROUP a/s/o MICHAEL SHERRY, Plaintiff NO. 09-215 V. BRANDYWINE CENTRAL, L.P., Defendant V. BAILEY LANDSCAPE MAINTENANCE, Additional Defendant IN THE COURT OF OMMON PLEAS OF CUMBERLAND COUNTY, PENNSYLVANIA CIVIL ACTION - LAW JURY TRIAD DEMANDED NOTICE OF INTENT TO SERVE SUBPOENAS TO PRODUCE DOCUMENTS AND THINGS FOR DISCOVERY PURSUANT TO RULE 4009.21 Additional Defendant intends to serve subpoenas identical to the Ones that are attached to this notice. You have twenty (20) days from the date listed below in which to file of record and serve upon the undersigned an objection to the subpoenas. If no objectid is made, the subpoenas may be served. THOMAS, THOMAS & HAFER, LLP By: C Date: , fl t 2 _ o C. Kent Price, Esq ire Identification Number: 06776 305 North Front Street P.O. Box 999 Harrisburg, PA 17108-0999 (717) 255-7632 Attorney for Additi nal Defendant 857070.2 UTICA NATIONAL INSURANCE GROUP IN THE COURT F COMMON PLEAS OF a/s/o MICHAEL SHERRY, CUMBERLAND C OUNTY, PENNSYLVANIA Plaintiff N O. 09-215 V. CIVIL A CTION - LAW BRANDYWINE CENTRAL, L.P., Defendants JURY TRI AL DEMANDED V. BAILEY LANDSCAPE MAINTENANCE, Additional Defendant SUBPOENA TO PRODUCE DOCUMENTS OR TH INGS FOR DISCOVERY PURSUANT TO RULE 4009. 22 Custodian of Records:, West Shore EMS, 205 Grandview Avenue, #2 11, Camp Hill, PA 17011. (Name of Person or Entity) Within twenty (20) days after service of this subpoena, you are ordered by the court to produce the followin g documents or things: Any and all correspondences, hospitalization and medical records and billing statements with respect to treatment rendered on behalf of MICHAEL K. SHERRY, SSN: 182-46-3031, DOB: 09/25/1869, including, but not limited to, patient histories, charts, progress notes, consultation reports, medication charts, statements of injury, diagnosis, prognosis, x-ray and/or MRI films, images or other diagnos tic studies, diagnostic test results and reports, without limitation, from 2002 to Present. at THOMAS, THOMAS & HAFE.R, LLP, 305 N. Front Street, P.O. Box 999, H arrisburg, PA 17108 You may deliver or mail legible copies of the documents or produce things requested by this subp oena, together with the certificate of compliance, to the party making this request at the address listed above. You have the right to see <, in advance, the reasonable cost of preparing the copies or producing the things sought. If you fail to produce the documents or things required by this subpoena, within twenty (20) days after its ervice, the party serving this subpoena may seek a court order compelling you to comply with it. 'THIS SUBPOENA WAS ISSUED AT THE REQUEST OF THE FOLLOWING P ERSON: NAME: C. Kent Price, Esquire ADDREss 305 N. Front Street, P. O. Box 999 Harrisburg, PA 17108 'TELEPHONE: (717) 255-7632 Prothonotary/ Jerk, Civil Division SUPREME COURT ID No: 06776 ATTORNEY FOR: Additional Defendant DATE: Deputy Seal of the Court 864817.1 i UTICA NATIONAL INSURANCE GROUP IN THE COURT F COMMON PLEAS OF a/s/o MICHAEL SHERRY, CUMBERLAND CO UNTY, PENNSYLVANIA Plaintiff NO . 09-215 V. CIVIL A TION - LAW BRANDYWINE CENTRAL, L.P., Defendants JURY TRI AL DEMANDED V. BAILEY LANDSCAPE MAINTENANCE, Additional Defendant SUBPOENA TO PRODUCE DOCUMENTS OR THI NGS FOR DISCOVERY PURSUANT TO RULE 4009. 2 Custodian of Records, East Pennsboro Ambulance Service, 750 S. Hu er Street, Enoia, PA 17025. (Name of Person or Entity) Within twenty (20) days after service of this subpoena, you are ordered by the court to produce the following documents or things: Any and all correspondences, hospitalization and medical records and billing statements with respect to treatment rendered on behalf cif MICHAEL K. SHERRY, SSN: 182-46-3031, DOB: 09/2511969, including, but not limited to, patient histories, charts, progress notes, consultation reports, medication charts, statements of injury, diagnosis, prognosis, x-ray and/or MR] films, images or other diagnost ic studies, diagnostic test results and reports, without limitation, from 2002 to Present. at THOMAS, THOMAS & HAFER, LLP, 305 N. Front Street, P.O. Box 999, Ha rrisburg, PA 17108 You may deliver or mail legible copies o the documents or produce things requested by this subp oena, together with the certificate of compliance, to the party making this request at the address listed above. You have the right to seek , in advance, the reasonable cost of preparing the copies or producing the things sought. If you fail to produce the documents or things required by this subpoena, within twenty (20) days after its s rvice, the party serving this subpoena may seek a court order compelling you to comply with it. THIS SUBPOENA WAS ISSUED AT THE REQUEST OF THE FOLLOWING P RSON: NAME: C. Kent Price, Esquire ADDRESS 305 N. Front Street, P. O. Box 999 Harrisburg, PA 17108 TELEPHONE: 717) 255-7632 Prothonotary/C erk, Civil Division SUPREME COURT ID No: 06776 ATTORNEY FOR: Additional Defendant DATE: Deputy Seal of the Court 864817.2 CERTIFICATE OF SERVICE I, Rick Stains, Jr., Paralegal for the law firm Thomas, Thomas, Thomas & Hafer, LLP, hereby certify that I have served a true and correct copy of the foregoing document on the following persons by placing a copy of 1he same in the United States mail, first clas? mail, directed to their office addresses as follows: Leah M. Lewis, Esquire Weber Gallagher Simpson Stapleton Fires & Newby LLP 200 North 3rd Street, Suite 9A Harrisburg, PA 17101 Gregory K. Goebert, Esquire Reger Pizzo & Darnall LLP Cira Centre, 13th Floor 2929 Arch Street Philadelphia, PA 19104-2899 THOMAS, THO By: Date: e6 / t z1 (4 Rick St, C. Kent & HAFER, LLP Jr., Paralegal to 857070? CERTIFICATE OF SERVICE Thomas & Hafer LLP hereb I, Rick Stains, Jr., a Paralegal for the law firm Thomas y certify that I have served a tnte and correct copy of the foregoing document on the following person by placing same in the United. States mail, postage prepaid, on the date set forth below: Leah M. Lewis, Esquire Brian Carter, Esquire Weber Gallagher Simpson Stapleton Fires & Newby, LLP 200 North 3'd Street, Suite 9A Harrisburg, PA 17101 Gregory K. Goebert, Esquire Reger Pizzo & Darnall, LLP Cira Centre, 13"` Floor 2929 Arch Street Philadelphia, PA 19104-2899 THOMAS, THOMAS & HAFER, LLP By: -6 v Rick Stains, Jr., Paralegal to C. Kent P cc Date: 1 I I 865326.2 M THOMAS, THOMAS & HAFER, LLP John F. Yaninek, Esquire I.D. No. 54771 P. O. Box 999 Harrisburg, PA 17108 (717) 441-3952 jyaninek@tthlaw.com Attorneys for Additional Defendant Bailey Landscape Maintenance UTICA NATIONAL INSURANCE GROUP A/S/O MICHAEL SHERRY, Plaintiff FILED-OFFICE Cf THE PRDTI` ONO TA 2010 DEC 20 AM 11: 25 CUMBERLAND CQUNT`' PENNSYLVANIA IN THE COURT OF COMMON PLEAS CUMBERLAND COUNTY, PENNSYLVANIA V. BRANDYWINE CENTRAL, L.P., Defendant NO. 09-215 V. BAILEY LANDSCAPE MAINTENANCE, Additional Defendant : JURY TRIAL DEMANDED PRAECIPE FOR SUBSTITUTION OF APPEARANCE TO THE PROTHONOTARY: Please substitute the appearance of John F. Yaninek, Esquire, for that of C. Kent Price, Esquire, as counsel on behalf of Additional Defendant Bailey Landscape Maintenance in the above-captioned matter. DATE: " THOMAS, THOMAS & HAFER, LLP ?F. Yanin VAXitiornal neys for Defendant Bailey Landscape Maintenance 889108-1 CERTIFICATE OF SERVICE AND NOW, this 17th day of December 2010, I, Gwen M. Cleck, for the firm of THOMAS, THOMAS & HAFER, LLP, attorneys for Additional Defendant Bailey Landscape Maintenance, hereby certify that I have this day served the within document by depositing a copy of the same in the United States Mail, postage prepaid, at Harrisburg, Pennsylvania, addressed to: Michael J. Reilly, Esquire William J. Ferren & Associates 10 Sentry Parkway, Suite 301 Blue Bell, PA 19422 J. Michael Kunsch, Esquire Sweeney & Sheehan PC 1515 Market Street Suite 1900 Philadelphia, PA 17102 THOMAS, THOMAS & HAFER, LLP 7 Gwen M. Cleck 889108-1 3 UTICA NATIONAL INSURANCE GROUP: COURT OF COMMON PLEAS A/S/O MICHAEL SHERRY CUMBERLAND COUNTY Plaintiff, V. 09-215 BRANDYWINE CENTRAL, L.P. ` Defendants, rn ?-?'? V. - *, cn r - DC? BAILEY LANDSCAPE MAINTENANCE T Additional Defendant. 4-4c-) T.s 5, }? ?;:a C" r sy:J ?? ORDER _T1 day of 2011, upon consideration of Defendant AND NOW, this 131 Brandywine Central, L.P.'s Motion to Compel Terry Bailey's deposition, it is hereby ORDERED and DECREED that said Motion is GRANTED. Corporate Designee of Additional Defendant t .4; o ,*6, l+j G AAAOJ F4 Foot 4 y Bailey Landscape Maintenance, Terry Bailey, be COrM??? ?? So fk4f tips ?-e? osi a"j -- - AA y1 CpNde?;t?Jf du.'F?• wi ?'?+? a 6o de* S OP BY TH J. co -,3 b ? S in %,, L L£CL A41Y G. (r' o CL&ar? )94y M. Lzui'tj A4 J . Y2&31;0 1_/ 1211t ="I t UTICA NATIONAL INSURANCE GROUP. A/S/O MICHAEL SHERRY, Plaintiff V. BRANDY WINE CENTRAL, L.P., Defendant V. BAILEY LANDSCAPE MAINTENANCE, Additional Defendant IN THE COURT OF COMMON? PLEAS CUMBERLAND CO., PENNSYLVANIA NO. 09-215 JURY TRIAL DEMANDED ? r*z rrr r? _.._ 7) - F'Q ORDER AND NOW, this A day of 54? , 2011, upon Additional Defendant's Motion Requesting a Case. Management Conference and to issue a Scheduling Order pursuant to Pa.R.C.P. 1042.41, it is hereby ORDERED that a Case Management Conference will be held on this matter on the / 7 day of y 6n?IV'1 2011, at ,%# Q o'clock #Va./p.m. The conference will take place before the Honorable in Courtroom and counsel for all parties shall attend. BY THE COURT: J. ORIGINAL (,-' r-eS 6'^y T 04 h . "4'c4ae 1 (ep es UTICA NATIONAL INSURANCE GROUP as Subrogee of Michael Sherry, Plaintiff V. BRANDYWINE CENTRAL, L.P., Defendant V. BAILEY LANDSCAPE MAINTENANCE, Additional Defendant IN THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PA CIVIL ACTION - LAW $rn C-.) NO. 2009-215 -7- -:-, JURY TRIAL DEMANDED RULE TO SHOW CAUSE AND NOW, this -day of © , 2011, upon consideration of the foregoing Petition to Intervene, it is hereby ordered that: 1) a Rule is issued upon Respondents to show cause why the Petitioner is not entitled to the relief requested; 7; 2) the Respondents shall file an answer to the Petition within *7 days of this date; 3) the Petition shall be decided under Rule 206.7 of the Pennsylvania Rules of Civil Procedure; 5) argument shall be held on 0694" t7 P in Courtroom 3 of the *$- 3:ooP.OK. Cumberland County Courthouse; and 6) notice of the entry of this Order shall be provided to all the Petitioner. Y T: yRnrhC ('? C. ill,' nC> , G . ?Ka • ?rd ? DI ?l7rl r J. UTICA NATIONAL INSURANCE IN THE COURT OF COMMON PLEAS OF GROUP, CUMBERLAND COUNTY, PENNSYLVANIA Plaintiff V. : BRANDYWINE CENTRAL L.P. NO. 2009 - 0215 CIVIL TERM --? = = --. , , Defendant - an =° _x Q ?. 70 BAILEY LANDSCAPE CIVIL ACTION - LAW MAINTENANCE, r Additional Defendant ORDER OF COURT AND NOW, this 19TH day of OCTOBER, 2011, a hearing on the petition of Michael K. Sherry to intervene in this action as a party plaintiff is scheduled for THURSDAY, DECEMBER 1, 2011, at 1:00 a.m. We will conduct the case management conference at the conclusion of said hearing. ,tee -?ourt? Edward E. uido, J. Richard C. Angino, Esquire Michael J. Boone, Esquire ak CaP'? M Gregory K. Goebert, Esquire &o h A(Gd John F. Yaninek, Esquire :sld C) n.a cZD CD w --w =-n X M z= C3 „c C- -0 r- v m C? Q C? Q-s X CD 5:C: W 4M ANGINO & ROVNER, P.C. Richard C. Angino, Esquire Attorney ID# : 07140 4503 North Front Street Harrisburg, PA 17110-1708 Phone: (717) 238-6791 Fax: (717) 238-5610 Attorney for Petitioner, MICHAEL K. SHERRY, and UTICA NATIONAL INSURANCE GROUP as Subrogee of Michael Sherry, Plaintiffs V. BRANDYWINE CENTRAL, L.P., Defendant V. BAILEY LANDSCAPE MAINTENANCE, Additional Defendant IN THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PA CIVIL ACTION - LAW NO. 2009-215 JURY TRIAL DEMANDED PETITIONER MICHAEL K. SHERRY'S RESPONSE TO NEW MATTER OF ADDITIONAL DEFENDANT BAILEY ]LANDSCAPE MAINTENANCE AND NOW, comes Petitioner, by and through his attorneys, Angino & Rovner, P.C., and responds to .Additional Defendant Bailey Landscape Maintenance's New Matter as follows: 31. Denied. This paragraph is denied as a conclusion of law. To the extent that this paragraph is deemed to contain averments of fact, they are specifically denied. By way of further answer, Petitioner is a real party in interest in this suit, which was filed within the 460924 applicable statute of limitations period. Therefore, his claims are not barred by the statute of limitations. 32. Denied. This paragraph is denied as a conclusion of law. To the extent that this paragraph is deemed to contain averments of fact, they are specifically denied. By way of further answer, Petitioner is and has been a real party in interest in this suit since the time it was commenced. 33. Admitted in part, denied in part. While it is admitted that Petitioner was deposed on September 16, 2010 in the above-captioned matter, Petitioner specifically denies that he "never" indicated he might make an independent claim. By way of further answer, Petitioner notes that following his deposition on September 16, 2010, during an exchange with counsel for Utica National Insurance Group, Petitioner indicated that he might be interested in taking over the case at a future date. 34. Denied. This paragraph is denied as a conclusion of law. To the extent that this paragraph is deemed to contain averments of fact, they are specifically denied. By way of further answer, Petitioner has always been a real party in interest in this suit. Therefore, he has not waived his right to recover in this action. 35. Denied. This paragraph is denied as a conclusion of law. To the extent that this paragraph is deemed to contain averments of fact, they are specifically denied. By way of further answer, Defendants did not rely to their detriment on any statements made by Petitioner, to the effect that he did not intend to file suit against them. Defendants are, and have been, defending against Plaintiff Utica National Insurance Group (hereinafter "Utica")'s claims since the commencement of this action. Petitioner will not plead any additional causes of action, but will merely amplify those claims already set forth by Utica. 483516 2 Respectfully submitted, ANGINO & ROVNER, P.C. r Rich C. Angino, Esquire ?T'71Y7-5 I.D. No. 07140 4503 North Front Street Harrisburg, PA 17110 (717) 238-6791 rca@angino-rovner.com Attorney for Petitioner Dated: November 4, 2011 483516 VERIFICATION I, Michael K. Sherry, one of the Plaintiffs, have read the foregoing Reply to New Matter and do hereby swear or affirm that the facts set forth in the foregoing are true and correct to the best of my knowledge, information and belief. I understand that this Verification is made subject to the penalties of 18 Pa. C.S.A. Section 4904, relating to unsworn falsification to authorities. WITNESS: Date: 11 f q I Date: Nt)V `y., 11 CERTIFICATE OF SERVICE I, Angela D. Horchler, an employee of Angino & Rovner, P.C., hereby certify that a true and correct copy of the foregoing Petitioner Michael K. Sherry's Response to New Matter of Additional Defendant Bailey Landscape Maintenance was served by United States first-class mail, postage prepaid, upon the following: Michael J. Boone, Esquire Weber Gallagher Simpson Stapleton Fires & Newby, LLP Fulton Bank Building 200 North Third Street, Suite 9A Harrisburg, PA 17101 Phone: (717) 237-6947 Fax: (717) 237-6949 mboone@wglaw.com Counsel for Utica National Insurance Group Gregory K. Goebert, Esquire Reger, Rizzo & Darnall, LLP Cira Centre, 13th Floor 2929 Arch Street Philadelphia, PA 19104-2899 Phone: (215) 495-6500 Fax: (215) 495-6600 ggoebert(cregerlaw.com Counsel for Brandywine Central, L.P. John F. Yaninek, Esquire Thomas, Thomas & Hafer, LLP 305 North Front Street P.U. Box 999 Harrisburg, PA 17108 Phone: (717) 441-3952 Fax: (717) 237-7105 j yaninek(atthlaw. com Counsel for Bailey Landscape Maintenance Angela Dated: November 4, 2011 460924 n +n r Z ci -Ot n =C:) ?? tV Z Z+c'Z 7C t'> W ANGINO & ROVNER, P.C. Richard C. Angino, Esquire Attorney ID#: 07140 4503 North Front Street Harrisburg, PA 17110-1708 Phone: (717) 238-6791 Fax: (717) 238-5610 UTICA NATIONAL INSURANCE GROUP as Subrogee of Michael Sherry, Plaintiff IN THE COURT OF COMMON PLEAS CUMBERLAND COUNTY, PENNSYLVANIA V. BRANDYWINE CENTRAL, L.P., Defendant CIVIL ACTION - LAW NO. 2009-215 V. BAILEY LANDSCAPE MAINTENANCE, Additional Defendant JURY TRIAL DEMANDED PLAINTIFF MICHAEL SHERRY'S ANSWER TO APPLICATION OF ADDITIONAL DEFENDANT, BAILEY LANDSCAPE MAINTENANCE FOR AMENDMENT OF APPEAL AND NOW, comes Plaintiff Michael Sherry, by and through his attorneys, Angino & Rovner, P.C., and hereby files the foregoing Answer to Application of Additional Defendant, Bailey Landscape Maintenance for Amendment of Interlocutory Order for Inclusion of Language Contained in 42 Pa.C.S. § 702(b), to Permit Immediate Appeal and Stay Pending Appeal, and in support thereof avers: I. Overview. 1. Admitted in part, denied in part. Plaintiff Michael Sherry (hereinafter "Mr. Sherry") admits that Defendant filed the instant Application seeking amendment of the language contained in the Honorable Trial Court's Order dated December 1, 2011, and filed with the Prothonotary on December 5, 2011, such that Additional Defendant may proceed with an immediate appeal to the appropriate Appellate Court. Plaintiff further admits that in its aforementioned Order, the Court ruled that Mr. Sherry is already a Party Plaintiff in this action. Plaintiff, however, denies that this action was "originally brought by [Plaintiff's] workers' compensation insurance carrier, Utica National Insurance Group," exclusively, as the Court has determined that Utica National Insurance Group (hereinafter "Utica") filed the initial Complaint on behalf of Mr. Sherry. Appl. of Additional Def., Bailey Landscape Maintenance for Amendment of Interlocutory Order for Inclusion of Language Contained in 42 PA.C.S. § 702(b), to Permit Immediate Appeal and for Stay Pending Appeal, ¶ 1. 2. Admitted. 3. Admitted in part, denied in part. Plaintiff admits that he filed a claim for workers' compensation benefits as a result of the subject accident. Plaintiff further admits that Utica compensated him for damages resulting from injuries he sustained to his right lower extremity. Plaintiff, however, denies that Utica compensated him for damages resulting from injuries he sustained to his left lower extremity, which injuries Plaintiff contends were directly and proximately caused by the subject accident. 4. Admitted in part, denied in part. Plaintiff admits that on January 15, 2009, Utica filed a Complaint against Defendant Brandywine Central, LP (hereinafter `Brandywine"), in its capacity as subrogee of Michael Sherry, in which it was alleged that Brandywine, as owner of the 487887 2 premises where the accident occurred, was liable for Mr. Sherry's accident due to its failure to maintain the premises free and clear of snow and ice. To the extent that Paragraph 4 implies that Mr. Sherry is/was not a Party Plaintiff, it is specifically denied. 5. Denied. The Complaint identified Plaintiff as "Utica National Insurance Group as Subrogee of Michael Sherry." 6. Admitted. 7. Admitted. 8. Denied. This paragraph is denied as a conclusion of law. To the extent that this paragraph is deemed to contain averments of fact, they are specifically denied. By way of further answer, the issue Defendant Bailey set forth in this paragraph is not relevant to, and was not determined in, this Honorable Court's December 1, 2011 Order. By way of further answer, this Court held an evidentiary hearing on December 1, 2011, after which it factually determined that Mr. Sherry was already a Party Plaintiff. Thus, it did not reach the issue of tolling. II. Legal Argument. 9. Denied. Mr. Sherry files the instant Answer to Application of Additional Defendant requesting that this Honorable Court deny Additional Defendant's request to amend the Order dated December 1, 2011, to include the language necessary to allow Additional Defendant to seek an immediate appeal pursuant to 42 Pa.C.S. § 702(b), Pa.R.A.P. 312, and Pa.R.A.P. 1311. 10. Denied. The legal issue concerning tolling is not, and never was, at issue in this case. By way of further answer, this Honorable Court ruled on December 1, 2011, that Mr. Sherry was already a Party Plaintiff, and therefore, it did not, nor does it need to, reach the purported issue of tolling. See Appl. of Additional Def., Bailey Landscape Maintenance for Amendment of Interlocutory Order for Inclusion of Language Contained in 42 PA.C.S. § 702(b), to Permit 487887 3 Immediate Appeal and for Stay Pending Appeal, 19 ("[The] Order dated December 1, 2011.... indicat[ed] Mr. Sherry is a party plaintiff to the original lawsuit ...."). 11. Denied. This paragraph is denied as a conclusion of law. To the extent that this paragraph is deemed to contain averments of fact, they are specifically denied. 12. Denied. This paragraph is denied as a conclusion of law. To the extent that this paragraph is deemed to contain averments of fact, they are specifically denied. 13. Denied. This paragraph is denied as a conclusion of law. To the extent that this paragraph is deemed to contain averments of fact, they are specifically denied. 14. Admitted. 15. Denied. Plaintiff specifically denies that this matter involves a controlling question of law as to which there is substantial ground for a difference of opinion. By way of further answer, Plaintiff maintains that this Honorable Court's December 1, 2011 ruling involved a question of fact, namely, whether Mr. Sherry was already a Party Plaintiff. The ruling was rendered after this Court entertained factual testimony from Mr. Sherry during an evidentiary hearing, and after it afforded Defendants the opportunity to call additional fact witnesses to further develop the factual record. By way of further answer, to Plaintiffs knowledge, this Court did not reach the legal issue regarding tolling, as set forth by Additional Defendant. 16. Denied. Plaintiff specifically denies that an immediate appeal from the December 1, 2011 Order may materially advance the ultimate termination of this matter. By way of further answer, Plaintiff maintains that the tolling issue, as set forth by Additional Defendant, has been rendered moot by this Court's determination that Mr. Sherry is already a Party Plaintiff. By way of further answer, an immediate appeal of this issue will lengthen the case's termination without impacting the issues decided in the December 1, 2011 Order. 487887 4 17. Denied. This paragraph is denied as a conclusion of law. To the extent it is deemed to contain averments of fact, they are specifically denied. By way of further answer, this Honorable Court determined in its December 1, 2011 Order that, as a conclusion of fact, Mr. Sherry was already a Parry Plaintiff. III. Relief Requested. 18. Denied. Based on the foregoing, Plaintiff respectfully requests that Additional Defendant's Application for Amendment be denied. 19. Denied. This paragraph is denied as a legal conclusion. To the extent it is deemed to contain averments of fact, they are specifically denied. 20. Denied. Plaintiff respectfully requests this Honorable Court to lift its stay of the litigation in the instant case. WHEREFORE, Plaintiff, Michael Sherry, respectfully requests this Honorable Court to deny Application of Additional Defendant, Bailey Landscape Maintenance for Amendment of Interlocutory Order for Inclusion of Language Contained in 42 Pa.C.S. § 702(b), to Permit Immediate Appeal and for Stay Pending Appeal. Respectfully submitted, ANGINO &BRVNER, P.C. Yfchard C. Angino ire 1. D. No 07140 4503 Nprt nt Street Harris A 17110 (7 8-6791 an?gino-rovnencom Attorney for Plaintiff Michael Sherry Dated: December 20, 2011 487887 5 CERTIFICATE OF SERVICE I, Angela D. Horchler, an employee of Angino & Rovner, P.C., hereby certify that a true and correct copy of the foregoing ANSWER TO APPLICATION OF ADDITIONAL DEFENDANT, BAILEY LANDSCAPE MAINTENANCE FOR AMENDMENT OF INTERLOCUTORY ORDER was served by United States first-class mail, postage prepaid, upon the following: Michael J. Boone, Esquire Weber Gallagher Simpson Stapleton Fires & Newby, LLP Fulton Bank Building 200 North Third Street, Suite 9A Harrisburg, PA 17101 Phone: (717) 237-6947 Fax: (717) 237-6949 mboone@wglaw.com Counsel for Utica National Insurance Group Gregory K. Goebert, Esquire Reger, Rizzo & Darnall, LLP Cira Centre, 13`h Floor 2929 Arch Street Philadelphia, PA 19104-2899 Phone: (215) 495-6500 Fax: (215) 495-6600 ggoebert@regerlaw.com Counsel for Brandywine Central, L.P. John F. Yaninek, Esquire Thomas, Thomas & Hafer, LLP 305 North Front Street P.O. Box 999 Harrisburg, PA 17108 Phone: (717) 441-3952 Fax: (717) 237-7105 jyaninek@tthlaw.com Counsel for Bailey Landscape Maintenance Angela D. Horchler Dated: December 20, 2011 THOMAS, THOMAS & HAFER, LLP John F. Yaninek, Esquire I.D. No. 54771 P. O. Box 999 Harrisburg, PA. 17108 (717) 441-3952 ivaninek@tthlaw.com 4?-p?° 0-of f ICE IBII DEC 28 AM tl ? 42 UTICA NATIONAL INSURANCE GROUP, A/S/O MICHAEL SHERRY, Plaintiff V. BRANDY WINE CENTRAL, L.P., Defendant V. BAILEY LANDSCAPE MAINTENANCE, Additional Defendant Attorneys for Additional Defendant, Bailey Landscape Maintenance IN THE COURT OF COMMON PLEAS CUMBERLAND CO., PENNSYLVANIA NO. 09-215 JURY TRIAL DEMANDED RESPONSE OF ADDITIONAL DEFENDANT, BAILEY LANDSCAPE MAINTENANCE, TO MICHAEL SHERRY'S MOTION FOR LEAVE TO FILE AN AMENDED COMPLAINT AND NOW, Additional Defendant, Bailey Landscape Maintenance, by and through its counsel, Thomas, Thomas & Hafer, LLP, and files the foregoing Response to the Motion for Leave to File an Amended Complaint and responds as follows: 1. Admitted with clarification. The Complaint filed January 15, 2009 was specifically filed by Utica National Insurance Group without the insistence or consent of Michael Sherry. 2. Admitted. 3. Admitted. 4. Admitted. 5. Admitted. 6. Admitted. 7. Admitted. 8. Admitted. 9. Admitted. 10. Admitted. 11. Denied. Michael Sherry intends to bring claims beyond the statute of limitations which were not part of the lawsuit filed by Utica National Insurance Group. Michael Sherry had no role in filing and bringing the initial suit and is therefore foreclosed from bringing his claim as the statute of limitations has expired. 12. Denied. This paragraph states a legal conclusion to which no response is required. 13. Admitted. 14. Denied. This paragraph states a legal conclusion to which no response is required. Michael Sherry intends to bring claims beyond the statute of limitations which were not part of the lawsuit filed by Utica National Insurance Group. Michael Sherry had no role in filing and bringing the initial suit and is therefore foreclosed from bringing his claim as the statute of limitations has expired. 15. Denied. This paragraph states a legal conclusion to which no response is required. Michael Sherry intends to bring claims beyond the statute of limitations which were not part of the lawsuit filed by Utica National Insurance Group. Michael Sherry had no role in filing and bringing the initial suit and is therefore foreclosed from bringing his claim as the statute of limitations has expired. 16. Denied. This paragraph states a legal conclusion to which no response is required. Michael Sherry intends to bring claims beyond the statute of limitations which were not part of the lawsuit filed by Utica National Insurance Group. Michael Sherry had no role in filing and bringing the initial suit and is therefore foreclosed from bringing his claim as the statute of limitations has expired. WHEREFORE, Additional Defendant Bailey Landscape Maintenance respectfully requests this Honorable Court deny leave to file an Amended Complaint. Respectfully submitted, THOMAS, THOMAS & HAFER, LLP J?ij F. Yanin k, squire tt rneys for Additional Defendant Wiley Landscape Maintenance Date: December 27, 2011 CERTIFICATE OF SERVICE I, Angela Kelly, for the firm of Thomas, Thomas & Hafer, LLP, attorneys for Additional Defendant Bailey Landscape Maintenance, hereby certify that I have this day served the foregoing Response to the Motion for Leave to File an Amended Complaint by depositing a copy of the same in the United States Mail, postage prepaid, at Harrisburg, Pennsylvania, addressed to: Gregory K. Goebert, Esquire Reger, Rizzo & Darnall, LLP 2929 Arch Street, 13th Floor Philadelphia, PA 19104-2899 Richard C. Angino, Esquire Angino & Rovner 4503 North Front Street Harrisburg, PA 17110 Marc Levin, Esquire Weber Gallagher 200 North Third Street, Suite 9A Harrisburg, PA 17101 THOMAS, THOMAS & r'\? Anp?la A. Kelly Date= December 27, 2011 1030319.1 i REGER RIZZO & DARNALL LLP Gregory K. Goebert, Esquire Cira Centre, 13th Floor 2929 Arch Street Philadelphia, PA 19104-2899 Phone: (215) 495-6500 Fax: (215) 495-6600 Attorney for Defendant, Brandywine Central, L.P. Attorney I.D. No.: 94058 ILED-OFFICE O THL P 0 MONO TAR "t 7011 DEC 30 AN 9: 44 OUMBERL ?)COUNTY PENNSYLVANIA UTICA NATIONAL INSURANCE GROUP A/S/O MICHAEL SHERRY P.O. Box 6581 Utica, NY 13504 Plaintiff, V. BRANDYWINE CENTRAL, L.P. 555 E. Lancaster Avenue Suite 100 Radnor, PA 19087 Defendants, V. BAILEY LANDSCAPE MAINTENANCE 7704 Linglestown Road Harrisburg, PA 17112 Additional Defendant. COURT OF COMMON PLEAS CUMBERLAND COUNTY 09-215 DEFENDANT, BRANDYWINE CENTRAL, L.P.%. ANSWER TO MICHAEL SHERRY'S MOTION FOR LEAVE TO FILE AN AMENDED COMPLAINT AND NOW, Defendant, Brandywine Central, L.P. ('Brandywine" and/or "Respondent"), by and through its undersigned counsel, Reger Rizzo & Darnall LLP, responds to the Motion of Plaintiff, Michael K. Sherry ("Sherry") for Leave to File an Amended Complaint as follows: 1-10. Admitted. 11. Denied. Plaintiff seeks to assert an impermissible and untimely new cause of action beyond the applicable statute of limitations. By way of further response, the allegations of this paragraph constitute conclusions of law to which no response is required and, therefore, same are deemed denied. 12. Denied. The allegations of this paragraph constitute conclusions of law to which no response is required and, therefore, same are deemed denied. By way of further response, Plaintiffs proposed amendment is an impermissible and untimely new cause of action sought to be introduced beyond the applicable statute of limitations. 13. Admitted. 14. Denied. The allegations of this paragraph constitute conclusions of law to which no response is required and, therefore, same are deemed denied. By way of further response, Plaintiffs proposed amendment is an impermissible and untimely new cause of action sought to be introduced beyond the applicable statute of limitations. 15. Denied. The allegations of this paragraph constitute conclusions of law to which no response is required and, therefore, same are deemed denied. By way of further response, Plaintiffs proposed amendment is an impermissible and untimely new cause of action sought to be introduced beyond the applicable statute of limitations. 16. Respondent requests the Honorable Court deny Plaintiffs motion for leave of court to file an Amended Complaint. WHEREFORE, Respondent, Brandywine Central, L.P. respectfully requests that this Honorable Court deny Plaintiffs Motion for Leave to file an Amended Complaint. Respectfully Submitted, Date: j2,/ZI/tt REG R RIZZ & DARNALL LLP By: S Greg K. Goebert, Esquire Attorney for Defendant, Brandywine Central, L.P. 2 FILED-OFFICE WEBER GALLAGHER SIMOVE PROTHONOTARY STAPLETON FIRES & NEWBMVWC 30 AM 9. 41 By: Marc T. Levin, Esquire ?r?eys for Utica National Insurance woup ID# 70294 CUM IERLANDOMIT By: Michael J. Boone, Esquire P HNS ID# 208925 200 North Third Street, Suite 9a Harrisburg, PA 17101 (717) 237-6940 UTICA NATIONAL INSURANCE GROUP as Subrogee of MICHAEL SHERRY, Plaintiff : IN THE COURT OF COMMON PLEAS OF : CUMBERLAND COUNTY, : PENNSYLVANIA V. BRANDYWINE CENTRAL, L.P., Defendant Docket No. 09-215 Civil Term V. BAILEY LANDSCAPE MAINTENANCE, Additional Defendant : JURY TRIAL DEMANDED PLAINTIFF, UTICA NATIONAL INSURANCE GROUP AS SUBROGEE OF MICHAEL SHERRY'S, JOINDER TO PLAINTIFF, MICHAEL SHERRY'S MOTION FOR LEAVE TO FILE AN AMENDED COMPLAINT Plaintiff, Utica National Insurance Group as Subrogee of Michael Sherry, hereby joins in the Motion of Plaintiff, Michael Sherry, for Leave to File an Amended Complaint. Respectfully submitted, WEBER GALLAGHER SIMPSON STAPLETON FIRES & NEWBY LLP By: Michael J. Boone, Esquire Attorney I.D. 208925 Fulton Bank Building 200 North Third Street, Ste. 9A Harrisburg, PA 17101 DATE: December 29, 2011 Attorneys for Utica National Insurance Group A - CERTIFICATE OF SERVICE I, Michael J. Boone, Esquire, hereby certify that on this date the foregoing Interrogatories were served on the following parties via first-class, United States mail: Gregory K. Goebert, Esquire Reger Rizzo Kavulich & Darnall, LLP Cira Centre, 13th Floor 2929 Arch Street Philadelphia, PA 19104 John F. Yaninek, Esquire Thomas, Thomas & Haffer, LLP P.O. Box 999 Harrisburg, PA 17108 Richard C. Angino, Esquire Angino & Rovner, P.C. 4503 North Front Street Harrisburg, PA 17110-1799 By: ?- _ Michael Boone, Esquire Date: December 29, 2011 IL L -OFFICE'" WEBER GALLAGHER SIMPSON O THE PROTHONOTARY STAPLETON FIRES & NEWBY LLY,, I DEC 30 By: Marc T. Levin, Esquire Aror Utica National Insurance ID# 70294 By: Michael J. Boone, Esquire ID# 208925 200 North Third Street, Suite 9a Harrisburg, PA 17101 (717) 237-6940 UTICA NATIONAL INSURANCE GROUP as Subrogee of MICHAEL SHERRY, Plaintiff V. BRANDYWINE CENTRAL, L.P., Defendant V. BAILEY LANDSCAPE MAINTENANCE, Additional Defendant CUMSERLAf fOMNTY PENNSYLVANIA : IN THE COURT OF COMMON PLEAS OF : CUMBERLAND COUNTY, : PENNSYLVANIA Docket No. 09-215 Civil Term : JURY TRIAL DEMANDED PLAINTIFF, UTICA NATIONAL INSURANCE GROUP AS SUBROGEE OF MICHAEL SHERRY'S ANSWER TO THE APPLICATION OF ADDITIONAL DEFENDANT, BAILEY LANDSCAPE MAINTENANCE FOR AMENDMENT OF INTERLOCUTORY ORDER FOR INCLUSION OF LANGUAGE CONTAINED IN 42 PA C S & 702(b), TO PERMIT AN IMMEDIATE APPEAL AND FOR STAY PENDING APPEAL AND NOW, comes Plaintiff, Utica National Insurance Group as Subrogee of Michael Sherry, by and through its attorneys, Weber Gallagher Simpson Stapleton Fires & Newby, LLP, files the foregoing Answer to Application of Additional Defendant, Bailey Landscape Maintenance for Amendment of Interlocutory Order for Inclusion of Language Contained in 42 Pa.C.S. § 702(b), to Permit Immediate Appeal and Stay Pending Appeal, and in support thereof, avers the following: I. Overview. 1. Admitted in part, denied in part. Plaintiff, Utica National Insurance Group as Subrogee of Michael Sherry (hereinafter "Utica") admits that this Honorable Court's December 1, 2011 Order ruled that Michael Sherry is already a Party Plaintiff in this matter by virtue of Utica filing suit on his behalf. Utica denies that it originally filed suit as Mr. Sherry's "workers' compensation insurance carrier." Utica filed suit on behalf of Mr. Sherry as an action in negligence stemming from the rights and remedies available to Mr. Sherry and at all times asserted substantive causes of action as if the Complaint was brought by Mr. Sherry alone. 2. Admitted. 3. Admitted. 4. Admitted in part, denied in part. Utica admits that it initiated the present suit by filing a Complaint against Brandywine Central, LP on January 15, 2009, alleging that Brandywine, as owner of the premises where the accident occurred, was liable for Mr. Sherry's accident due to its failure to maintain the premises free and clear of snow and ice. However, Utica initiated the present suit on behalf of Mr. Sherry and not "solely in its capacity as subrogee of Michael Sherry." While the form of the Complaint identifies Utica as subrogee of Michael Sherry, the substance of the Complaint clearly states a cause of action seeking to establish the liability of Defendants to Mr. Sherry under the rights and remedies available to Mr. Sherry. The caption merely defines the specific relationship between Mr. Sherry and Utica so as to make clear that the lawsuit is filed by Utica for Mr. Sherry's rights against Defendants. 5. Denied. The Complaint identified Plaintiff as "Utica National Insurance Group as Subrogee of Michael Sherry." 6. Admitted. T 7. Admitted. 8. Denied. This paragraph is a conclusion of law. By way of further answer, the issue identified in this paragraph, "whether a workers' compensation carrier can preserve its subrogee's rights by filing its own suit to toll the statue of limitations for its subrogee," was not before this Court or addressed in the December 1, 2011 Order. The issue before this Court was whether Mr. Sherry was already a party plaintiff by virtue of Utica filing suit on his behalf. A factual determination was made that Mr. Sherry was already a party plaintiff. II. Legal Argument. 9. Admitted. 10. Denied. This paragraph is a conclusion of law. By way of further answer, it is denied that the issue before the Court was whether "the workers' compensation carrier could have ever brought a suit to toll the statute of limitations in a case where the facts of record clearly indicate that the real party in interest had no desire in participating in the law suit and had no involvement with the filing of the suit." The factual issue before this Court was whether Mr. Sherry was already a Party Plaintiff by virtue of Utica filing a Complaint on his behalf. Therefore, it is denied that an immediate appeal is "necessary and crucial to resolving the uncertainty and confusion in the law" related to the issue of tolling the statute of limitations as this issue was not before this Court or addressed in the December 1, 2011 Order. 11. Denied. Conclusion of law. No answer is required. 12. Denied. Conclusion of law. No answer is required. 13. Denied. Conclusion of law. No answer is required. 14. Admitted. 15. Denied. As discussed above in Paragraphs 8 and 10, the issue identified by the Additional Defendant as a "controlling question of law as to which there is substantial ground for a difference of opinion," i.e. tolling of the statue of limitations, was not before this Court or addressed in the December 1, 2011 Order. By way of further answer, the issue before this Court and addressed in the December 1, 2011 Order was a question of fact, not a question of law. 16. Denied. An immediate appeal will not materially advance the ultimate termination of this matter. An immediate appeal of the legal issue identified by Additional Defendant, i.e. tolling of the statute of limitations, will not address the factual issue before this Court and decided in the December 1, 2011 Order. Therefore, an immediate appeal of the tolling issue will only serve to further delay the conclusion of this matter which has been on this Court's docket since early 2007. 17. Denied. This paragraph is a conclusion of law. By way of further answer, Utica was, as a matter of law, entitled to file suit on behalf of Mr. Sherry by virtue of Section 319 of the Workers' Compensation Act, 77 P. S. § 671. III. Relief Requested. 18. Denied. Based on the foregoing, Utica respectfully requests that Additional Defendant's Application for Amendment be denied. 19. Denied. Conclusion of law. No response required. 20. Denied. Utica respectfully requests this Honorable Court to lift its stay of the litigation in the instant case. WHEREFORE, Plaintiff, Utica National Insurance Group as Subrogee of Michael Sherry, requests this Honorable Court to deny the Application of Additional Defendant, Bailey Landscape Maintenance for Amendment of Interlocutory Order for Inclusion of Language Contained in 42 Pa.C.S. § 702(b), to Permit Immediate Appeal and Stay Pending Appeal. Respectfully submitted, WEBER GALLAGHER SIMPSON STAPLETON FIRES & NEWBY LLP By:-?u - Michael . Boone, Esquire Attorney I.D. 208925 Fulton Bank Building 200 North Third Street, Ste. 9A Harrisburg, PA 17101 Attorneys for Utica National Insurance Group DATE: December 29, 2011 r + CERTIFICATE OF SERVICE I, Michael J. Boone, Esquire, hereby certify that on this date the foregoing Interrogatories were served on the following parties via facsimile and first-class, United States mail; Gregory K. Goebert, Esquire Reger Rizzo Kavulich & Darnall, LLP Cira Centre, 13th Floor 2929 Arch Street Philadelphia, PA 19104 John F. Yaninek, Esquire Thomas, Thomas & Haffer, LLP P.O. Box 999 Harrisburg, PA 17108 Richard C. Angino, Esquire Angino & Rovner, P.C. 4503 North Front Street Harrisburg, PA 17110-1799 By: A./ l `?? f'-- _ Michael J. Boone, Esquire Date: December 29, 2011 09-285 REGER RIZZO & DARNALL LLP Gregory K. Goebert, Esquire Cira Centre, 13th Floor 2929 Arch Street Philadelphia, PA 19104-2899 Phone: (215) 495-6500 Fax: (215) 495-6600 r ILEU-OFFICE OF T H't PROTHONOTARY 2011 DEC 30 AM 9: 44 Attorney for Defendant, Brandywine Central,Q MSERLAND COUNTY PENNSYLVANIA Attorney I.D. No.: 94058 UTICA NATIONAL INSURANCE GROUP A/S/O MICHAEL SHERRY Plaintiffs, V. BRANDYWINE CENTRAL, L.P. Defendant, V. BAILY LANDSCAPE MAINTENANCE, Additional Defendant. COURT OF COMMON PLEAS CUMBERLAND COUNTY 09-215 CERTIFICATE OF SERVICE I, GREGORY K. GOEBERT, ESQUIRE, hereby certify that a true and correct copy of the Defendant, Brandywine Central, L.P.'s, Answer to Michael Sherry's Motion for Leave to File an Amended Complaint were served via Facsimile and U. S. Mail First Class, postage prepaid, on December 7-1 , 2011, upon the following: John F. Yaninek, Esquire Thomas, Thomas & Hafer LLP P.O. Box 999 Harrisburg, PA 17108 Fax: (717) 237-7105 Michael Boone, Esquire Weber Gallagher Fulton Bank Building 200 North Third Street, Suite 9A Harrisburg, PA 17101 Fax: (717) 237-6949 1 Richard Angino, Esquire Angino & Rovner, P.C. 4503 North Front Street Harrisburg, PA 17110 Fax: (717) 238-5610 REGER RIZZO & DARNALL LLP Date: December ?? , 2011 By: ? 1? i4- Grego K. Goebert, Esquire Attorn y for Defendant, Brandywine Central, L.P. 2 UTICA NATIONAL INSURANCE GROUP a/s/o MICHAEL SHERRY, Plaintiff V. BRANDYWINE CENTRAL, L.P., Defendant V. BAILEY LANDSCAPE MAINTENANCE, Additional Defendant IN THE COURT OF COMMON PLEAS CUMBERLAND CO., PENNSYLVANIA } ,,., .. NO. 09-215- "wr rr, 2: CIVIL ACTION - LAW (,Or JURY TRIAL DEMANDED >? y c n? o CERTIFICATE PREREQUISITE TO SERVE SUBPOENAS PURSUANT TO RULE 4009.22 As a Prerequisite to service of Subpoenas for Documents and Things pursuant to Rule 4009.22, Defendants certify that: 1. A Notice of Intent to Serve Subpoenas with a copy of the Subpoenas attached thereto was mailed to each party at least twenty (20) days prior to the date on which the Subpoenas are sought to be served. 2. A copy of the Notice of Intent including the proposed Subpoenas are attached to this Certificate. 3. No objection to the Subpoenas has been received. 4. The Subpoenas which will be served are identical to the Subpoenas which are attached to the Notice of Intent. THOMAS, THOMAS & HAFER, LLP n F. Yana k, Esquire .D. Number= 55741 305 North Front Street P.O. Box 999 Harrisburg, PA 17108-0999 (717) 255-7632 Date: February 22, 2012 THOMAS, THOMAS & HAFER, LLP John F. Yaninek, Esquire I.D. No. 54771 P. 0. Box 999 Harrisburg, PA 17108 (717) 441-3952 iyanineka,tthlaw. corn UTICA NATIONAL INSURANCE GROUP a/s/o MICHAEL SHERRY, Plaintiff V. BRANDYWINE CENTRAL, L.P., Defendant V. BAILEY LANDSCAPE MAINTENANCE, Additional Defendant Attorneys for Additional Defendant Bailey Landscape Maintenance IN THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PENNSYLVANIA NO. 09-215 CIVIL ACTION - LAW JURY TRIAL DEMANDED NOTICE-OF:INTENT TO SERVE SUBPOENA TO PRODUCEDOCUMENTS AND THINGS FORDISCOVERY'PURSUANTTO RULE 4009.21 Additional Defendant intends to serve a subpoena identical to the one that is attached to this notice. You have twenty (20) days from the date listed below in which to file of record and serve upon the undersigned an objection to the subpoena. If no objection is made, the subpoena may be served. Date: January 31, 2012 THOMAS, THOMAS & HAFER, LLP F. Yanin squire entification Number: 54771 Attorney for Additional Defendant 857070.1 UTICA NATIONAL INSURANCE GROUP a/s/o MICHAEL SHERRY, Plaintiff V. BRANDYWINE CENTRAL, L.P., Defendants V. BAILEY LANDSCAPE MAINTENANCE, Additional Defendant IN THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PENNSYLVANIA NO. 09-215 CIVIL ACTION - LAW Y TRIAL DEMANDED SUBPOENA TO PRODUCE DOCUMENTS OR THINGS FOR DISCOVERY PURSUANT TO RULE 4009.22 Custodian of Records, Graphic Arts Insurance, 180 Genesee Street, New Hartford, NY 13413 (Name of Person or Entity) Within twenty (20) days after service of this subpoena, you are ordered by the court to produce the following documents or things: Complete copy of the worker's compensation file Claim No. 1110359 pertaining to MICHAEL K. SHERRY, SSN: 182-46-3031, DOB: 09/25/1969, Date of Injury of 2/2/07, including but not limited to employer incident reports, title, job description, and medical reports, records and bills, claims and all correspondence, any and all documents pertaining to any appeals, any testimony taken, all payout sheets including dates of payments, payee and reasons for payments, including any and all such items as may be stored in a computer database or otherwise in electronic form: at THOMAS, THOMAS & HAFER, LLP, 305 N. Front Street, P.O. Box 999, Harrisburg, PA 17108 You may deliver or mail legible copies of the documents or produce things requested by this subpoena, together with the certificate of compliance, to the party making this request at the address listed above. You have the right to seek, in advance, the reasonable cost of preparing the copies or producing the things sought. If you fail to produce the documents or things required by this subpoena, within twenty (20) days after its service, the party serving this subpoena may seek a court order compelling you to comply with it. THIS SUBPOENA WAS ISSUED AT THE REQUEST OF THE FOLLOWING PERSON: NAME: John F. Yaninek, Esquire ADDRESS 305 N. Front Street, P. O. Box 999 Harrisburg, PA 17108 TELEPHONE: (717) 255-7632 SUPREME COURT ID No: 54771 ATTORNEY FOR: Additional Defendant Prothonotary/Clerk, Civil Division DATE: Deputy Seal of the Court TCERTIFICAMOF SERVICE 1, Deborah A. Tamny, Paralegal for the law firm Thomas, Thomas, Thomas & Hafer, LLP, hereby certify that I have served a true and correct copy of the foregoing document on the following persons by placing a copy of the same in the United States mail, first class mail, directed to their office addresses as follows: Leah M. Lewis, Esquire Weber Gallagher Simpson Stapleton Fires & Newby LLP 200 North 3rd Street, Suite 9A Harrisburg, PA 17101 Gregory K. Goebert, Esquire Reger Pizzo & Darnall LLP Cira Centre, 13th Floor 2929 Arch Street Philadelphia, PA 19104-2899 THOMAS, THOMAS & HAFER, LLP By: orah A. Tamny Date: January 31, 2012 857070.1 CERTIFICATE OF SERVICE I, Deborah A. Tamny, a Paralegal for the law firm Thomas, Thomas & Hafer, LLP, hereby certify that I have served a true and correct copy of the foregoing document on the following person by placing same in the United States mail, postage prepaid, on the date set forth below: Leah M. Lewis, Esquire Weber Gallagher Simpson Stapleton Fires & Newby, LLP 200 North 3rd Street, Suite 9A Harrisburg, PA 17101 Gregory K. Goebert, Esquire Reger Pizzo & Darnall, LLP Cira Centre, 13th Floor 2929 Arch Street Philadelphia, PA 19104-2899 THOMAS, THOMAS & HAFER, LLP By: 0 Deborah A. Tamny Date: February 22, 2012 1052959.1 09-285 Gregory K. Goebert, Esquire REGER RIZZO & DARNALL LLP Attorney ID No. 94058 Cira Center, 13th Floor 2929 Arch Street Philadelphia, PA 19104 Attorney for Defendant, Brandywine Central, L.P. UTICA NATIONAL INSURANCE GROUP, A/S/O MICHAEL SHERRY, Plaintiff, COURT OF COMMON PLEAS CUMBERLAND COUNTY No. 09-215 V. BRANDYWINE CENTRAL, L.P., Defendant, BAILEY LANDSCAPE MAINTENANCE, : :;a Additional Defendant. -._ WITHDRAWAL OF APPEARANCE tJ TO THE PROTHONOTARY: Please withdraw my appearance on behalf of Defendant, Brandywine Central, L.P., in the above-captioned matter. REGER RIZZO & DARNALL LLP 'eft By: JWt, I- Grego K. Goebert, Esquire ENTRY OF APPEARANCE TO THE PROTHONOTARY: Please enter my appearance on behalf of Defendant, Brandywine Central, L.P., in the above-captioned matter. REGER RIZZO & DARNALL LLP By. ??- Scott E. Diamond, Esquire Attorney I.D. No. 93759 09-285 REGER RIZZO & DARNALL LLP Scott E. Diamond, Esquire Cira Centre, 13th Floor 2929 Arch Street Philadelphia, PA 19104-2899 Phone: (215) 495-6500 Fax: (215) 495-6600 UTICA NATIONAL INSURANCE GROUP A/S/O MICHAEL SHERRY Plaintiffs, V. Attorney for Defendant, Brandywine Central, L.P. Attorney I.D. No.: 93758 BRANDYWINE CENTRAL, L.P. Defendant, V. BAILY LANDSCAPE MAINTENANCE, Additional Defendant. COURT OF COMMON PLEAS CUMBERLAND COUNTY 09-215 CERTIFICATE OF SERVICE I, Scott E. Diamond, Esquire, hereby certify that a true and correct copy of the Withdrawal of Appearance and Entry of Appearance was served via U.S. Mail First Class, postage prepaid, on February L-j_, 2012, upon the following: John F. Yaninek, Esquire Thomas, Thomas & Hafer LLP P.O. Box 999 Harrisburg, PA 17108 Fax: (717) 237-7105 Michael Boone, Esquire Weber Gallagher Fulton Bank Building 200 North Third Street, Suite 9A Harrisburg, PA 17101 Fax: (717) 237-6949 Richard Angino, Esquire Angino & Rovner, P.C. 4503 North Front Street Harrisburg, PA 17110 Fax: (717) 238-5610 REGER RIZZO & DARNALL LLP Date: February __n, 2012 By: --- Scott E. Diamond, E, uire Attorney for Defendant, Brandywine Central, L.P. 2 09-285 REGER RIZZO & DARNALL LLP Scott E. Diamond, Esquire Cira Centre, 13`h Floor 2929 Arch Street Philadelphia, PA 19104-2899 Phone: (215) 495-6500 Fax: (215) 495-6600 Attorney for Defendant, Brandywine Central, L.P. Attorney I.D. No.: 93758 UTICA NATIONAL INSURANCE GROUP A/S/O MICHAEL SHERRY Plaintiffs, V. BRANDYWINE CENTRAL, L.P. Defendant, V. BAILY LANDSCAPE MAINTENANCE, Additional Defendant. COURT OF COMMON PLEAS CUMBERLAND COUNTY 09-215 CERTIFICATE OF SERVICE I, Scott E. Diamond, Esquire, hereby certify that a true and correct copy of the Withdrawal of Appearance and Entry of Appearance was served via U.S. Mail First Class, postage prepaid, on February 2_a__, 2012, upon the following: John F. Yaninek, Esquire Thomas, Thomas & Hafer LLP P.O. Box 999 Harrisburg, PA 17108 Fax: (717) 237-7105 Michael Boone, Esquire Weber Gallagher Fulton Bank Building 200 North Third Street, Suite 9A Harrisburg, PA 17101 Fax: (717) 237-6949 UTICA NATIONAL INSURANCE GROUP as Subrogee of Michael Sherry, Plaintiff V. BRANDYWINE CENTRAL, L.P., Defendant V. BAILEY LANDSCAPE MAINTENANCE, Additional Defendant IN THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PA CIVIL ACTION - LAW NO. 2009-215 JURY TRIAL DEMANDED ORDER OF COURT AND NOW, this 30 day of , 2012, upon consideration of the foregoing motion and the briefs filed by the parties, Plaintiff Michael Sherry's Motion for Leave to File an Amended Complaint is DENIED. By the , ?Michael J. Boone, Esq. Gregory K. Gobert, Esq. Angino & Rovner, PC v John f. Yaninek, Esq. Edward E. Guido,-4.: ;., -.f M - r- o ?. ^ - - :aqg? pits ?11Ci,/?( 3?3C' I? UTICA NATIONAL INSURANCE GROUP as Subrogee of Michael Sherry, Plaintiff V. BRANDYWINE CENTRAL, L.P., Defendant V. BAILEY LANDSCAPE MAINTENANCE, Additional Defendant IN THE COURT OF COMMON PLEAS OF CUMBERLAND COUNTY, PA CIVIL ACTION - LAW NO. 2009-215 JURY TRIAL DEMANDED OPINION Currently before us is Plaintiff Michael Sherry's Motion for Leave to File an Amended Complaint. For the reasons that follow, we shall deny the motion. 1. Factual and Procedural History On January 15, 2009, plaintiff Utica National Insurance Group ("Utica") as subrogee of Michael Sherry ("Sherry") filed an action against the defendant Brandywine Central, L.P. ("Brandywine"). Specifically, Utica sought relief pursuant to Section 319 of the Worker's Compensation Act, 77 P. S. § 671, for benefits paid to Sherry pursuant to its workers' compensation policy with Sherry's employer, IMR Limited. On December 15, 2011, Sherry filed a motion to amend the complaint to recover in his own. right for the injuries he sustained as the result of Brandywine's alleged negligence.' This case arises out of an accident which occurred on February 2, 2008. The allegations are that Sherry fell and sustained serious injuries while walking down an ice and snow-covered ramp located on property leased by his employer. Under the lease agreement, the landlord, Defendant Brandywine, was to be solely responsible for the removal of ice and snow from the 1 By order dated December 1, 2011, we ruled that Sherry is a party plaintiff in the original action by virtue of Utica having brought the action on his behalf. common areas of the premises. Plaintiffs allege that Brandywine's negligence caused the injuries sustained by Sherry. Utica continues to pay worker's compensation benefits to Sherry as a result of the accident. II. Discussion Rule 1033 of the Pennsylvania Rules of Civil Procedure permits a plaintiff to amend the complaint with the consent of the adverse party or by leave of court. Generally, the right to amend is liberally construed. However, where the statute of limitations has run in favor of the defendant, the amendment will be prohibited if it introduces a new cause of action.Z If the amendment merely amplifies that which has already been averred, the amendment should be permitted. In determining whether the amendment states a new cause of action or amplifies the existing cause of action, "the test is whether an attempt is made to state facts which give rise to a wholly distinct and different legal obligation against the defendant." Hodgen v. Summers, 555 A.2d 214, 215 (Pa. Super. Ct. 1989). The instant case was commenced as a derivative action under section 319 of the Worker's Compensation Act. Our review of the legal precedent shows that derivative actions are generally considered distinct from actions brought by injured persons in their own right. In Frey v. Pennsylvania Electric Co., 607 A.2d 796 (Pa. Super. Ct. 1992), the Court denied the plaintiff's motion to amend the original complaint to add a survival action where the original complaint alleged only wrongful death on behalf of the plaintiff's deceased son. In reaching its decision, the Court reasoned that survival and wrongful death are completely separate causes of action, even though they arise from the same set of facts and circumstances. As the Court explained, the survival action has its genesis in the decedent's injury and allows the decedent's personal z 42 Pa.C.S.A. § 5524(2) provides a two-year statute of limitations for "[a]n action to recover damages for injuries to the person ... caused by ... the negligence of another." The parties do not dispute that the statute of limitations has run in this case. 2 representative to assert the right of action possessed by the decedent at common law. Id. at 789. By contrast, a wrongful death action has its genesis in the decedent's death and is meant to compensate the decedent's close relatives in their own right for loss of future contributions that the decedent would have made as well as any funeral, medical, or administrative expenses incurred by the family as a result of the death. Id. See also Sanchez v. City of Philadelphia, 448 A.2d 588 (Pa. Super. Ct. 1982); Schwab v. P. J. Oesterling & Son, Inc., 126 A.2d 418 (Pa. 1956). In this case, the original complaint contains only derivative claims for worker's compensation payments made by Utica. The amendment, while not alleging any additional negligent acts, would permit plaintiff Sherry to recover in his own right for the injuries he sustained four years ago. Following the reasoning in Frey, we conclude that the subrogation action alleged in the original complaint is wholly distinct from the negligence claim that Sherry seeks to add. The subrogation is intended to compensate Plaintiff Utica for the benefits paid to Sherry as a result of the defendant's negligent acts. Accordingly, damages are limited to the compensation payable under the contract. By contrast, the negligence action has its genesis in the common law and is intended to compensate the plaintiff for injuries he personally sustained as a result of the defendant's negligence. Damages may include not only economic loss but also non- economic loss such as pain and suffering, embarrassment and humiliation, loss of ability to enjoy life's pleasures, and disfigurement. We conclude that the amendment proposed by Sherry for damages in his own right constitutes a separate cause of action rather than an amplification of the subrogation action contained in the original complaint. Since the statute of limitations has long since passed, we cannot permit the amendment. Furthermore, even if the proposed amendment did not introduce a new cause of action, we would not permit it at this juncture. Leave to amend the complaint rests within our sound discretion. Werner v. Zazyczny, 545 Pa. 570, 681 A.2d 1331 (Pa. 1996). We understand that leave to amend should be liberally granted unless there is prejudice to the adverse party. Id. We find that Plaintiff Sherry's delay in asserting his claim has prejudiced the defendants. Over the past three years, Defendant Brandywine has substantially completed discovery and trial preparations 1.0 defend the claim involving solely economic damages. If we allowed the amendment additional discovery and delay would be necessary to defend against the additional claim for non-economic damages. Therefore, we will enter the order that follows. ORDER OF COURT AND NOW, this 30th day of March , 2012, Plaintiff Michael Sherry's Motion for Leave to :File an Amended Complaint is DENIED. By the Court, /s/ Edward E. Guido, J. 4 WEBER GALLAGHER SIMPSON STAPLETON FIRES & NEWBY LLP By: Marc T. Levin, Esquire ID# 70294 By: James H. Curry, III, Esquire ID# 306954 200 North Third Street, Suite 9A Harrisburg, PA 17101 (717) 237-6940 Attorneys for Utica National Insurance Group 4 f"IBERLAQ COUNT'.' PENNSYLVANIA UTICA NATIONAL INSURANCE IN THE COURT OF COMMON PLEAS OF GROUP as Subrogee of MICHAEL CUMBERLAND COUNTY, PA SHERRY, Plaintiff V. Docket No. 09-215 Civil Term BRANDYWINE CENTRAL, L.P., Defendant V. JURY TRIAL DEMANDED BAILEY LANDSCAPE MAINTENANCE, . Additional Defendant WITHDRAWAL AND ENTRY OF APPERANCE TO THE PROTHONOTARY: Kindly WITHDRAW the appearance of Michael J. Boone, Esquire, and ENTER the appearance of James H. Curry, III, Esquire, for the Plaintiff, UTICA National Insurance Group as Subrogee of Michael Sherry, in the above-captioned action. DATE: q I 1311 WEBER GALLAGHER SIMPSON STAPLETON FIRES & NEWBY CERTIFICATE OF SERVICE I, James H. Curry, III, Esquire, hereby certify that on this date the foregoing Interrogatories were served on the following parties via facsimile and first-class, United States mail: John F. Yaninek, Esquire Thomas, Thomas & Haffer, LLP P.O. Box 999 Harrisburg, PA 17108 Richard C. Angino, Esquire Angino & Rovner, P.C. 4503 North Front Street Scott E. Diamond, Esquire Reger Rizzo & Darnall LLP Cira Center, 13th Floor 2929 Arch Street Philadelphia, PA 19104 WEBER GALLAGHER SIMPSON STAPLETON FIRES & NEWBY DATE: L{ I 14 ( z • WEBER GALLAGHER SIMPSON STAPLETON FIRES & NEWBY LLP By: Marc T. Levin, Esquire ID# 70294 By: James H. Curry, III, Esquire ID# 306954 200 North Third Street, Suite 9A Harrisburg, PA 17101 (717) 237-6940 UTICA NATIONAL INSURANCE GROUP as Subrogee of MICHAEL SHERRY, Plaintiff V. BRANDYWINE CENTRAL, L.P., Defendant V. BAILEY LANDSCAPE MAINTENANCE, Additional Defendant i' Attorneys for Utica National f ' Insurance Group `(v ` C GU, ; : IN THE COURT OF COMMON PLEAS OF : CUMBERLAND COUNTY, PA Docket No. 09-215 Civil Term : JURY TRIAL DEMANDED WITHDRAWAL AND ENTRY OF APPERANCE TO THE PROTHONOTARY: Kindly WITHDRAW the appearance of Marc. T. Levin, Esquire and James H. Curry, Esquire, III, and ENTER the appearance of Travis L. McElhaney, Esquire, WEBER GALLAGHER SIMPSON STAPLETON FIRES & NEWBY LLP, 2 Gateway Center, Suite 1450, 603 Stanwix Street, Pittsburgh, PA 15222, for the Plaintiff, UTICA National Insurance Group as Subrogee of Michael Sherry, in the above-captioned action. WEBER GALLAGHER SIMPSON STAPLETON FIRES & NEWBY LLP By: Marc T. Levin, Esquire WEBER GALLAGHER SIlVIPSON STAPLETON FIRES & NEWBY LLP By: Travis L. Mc aney, Esquire ID #204023 DATE: (0 /1 eeI 1-2-, CERTIFICATE OF SERVICE I, James H. Curry, III, Esquire, hereby certify that on this date the foregoing Interrogatories were served on the following parties via facsimile and first-class, United States mail: John F. Yaninek, Esquire Thomas, Thomas & Haffer, LLP P.O. Box 999 Harrisburg, PA 17108 Richard C. Angino, Esquire Angino & Rovner, P.C. 4503 North Front Street Harrisburg, PA 17110 Scott E. Diamond, Esquire Reger Rizzo & Darnall LLP Cira Center, 13`h Floor 2929 Arch Street Philadelphia, PA 19104 WEBER GALLAGHER SIMPSON STAPLETON FIRES & NEWBY 0 By: *4.? . DATE: Marc T. Levin, Esquire 3 i. R '1,21 T, ANGINO & ROVNER, P.C. Richard C. Angino, Esquire Attorney ID#: 07140 4503 North Front Street Harrisburg, PA 17110-1708 Phone: (717) 238-6791 Far: (717) 238-5610 E-mail: rca@angino-rovner.com UTICA NATIONAL INSURANCE GROUP as Subrogee of Michael Sherry, Plaintiff V. BRANDYWINE CENTRAL, L.P., Defendant V. BAILEY LANDSCAPE MAINTENANCE, Additional Defendant IN THE COURT OF COMMON PLEAS CUMBERLAND COUNTY, PENNSYLVANIA CIVIL ACTION - LAW NO. 2009-215 JURY TRIAL DEMANDED ORDER AND NOW, this day of L/ a.t. As ?L 2012, it is hereby ORDERED and DECREED that Angino & Rovner, P.C.'s Petition to Withdraw as Counsel has been GRANTED. As of this date, Angino & Rovner, P.C. is no longer counsel of record for Plaintiff, Michael Sherry. J. 1 DISTRIBUTION: V Richard C. Angino, Esquire Angino & Rovner, P.C. 4503 North Front Street Harrisburg, PA 17110 Phone: (717) 238-6791 Fax: (717) 238-5610 rca@angino-rovner.com Counsel for Michael K. Sherry %/James H. Curry, Esquire Weber Gallagher Simpson Stapleton Fires & Newby, LLP Fulton Bank Building 200 North Third Street, Suite 9A Harrisburg, PA 17101 Phone: (717) 237-6947 Fax: (717) 237-6949 jcurry(a),wglaw.com Counsel for Utica National Insurance Group ?Scott E. Diamond, Esquire Reger, Rizzo & Darnall, LLP Cira Centre, 13th Floor 2929 Arch Street Philadelphia, PA 19104-2899 Phone: (215) 495-6500 Fax: (215) 495-6600 sdiamond@regerlaw.com Counsel for Brandywine Central, L.P. John F. Yaninek, Esquire Thomas, Thomas & Hafer, LLP 305 North Front Street P.O. Box 999 Harrisburg, PA 17108 Phone: (717) 441-3952 Fax: (717) 237-7105 j yaninek@tthlaw.com Counsel for Bailey Landscape Maintenance (vp,cs tKaded 2 /Travis L. McElhaney, Esquire Weber Gallagher Simpson Stapleton Fires & Newby, LLP 2 Gateway Center, Suite 1450 603 Stanwix Street Pittsburgh, PA 15222 Phone: (412) 281-4541 Fax: (412) 281-4547 tmcelhaney(a-,)wglaw.com Counsel for Utica National Insurance Group F 'rHELRO HONOTARY THOMAS, THOMAS & HAFER, LLP John F. Yaninek, Esquire 2012 JUL 26 PH 2: 2 7 I.D. No. 54771 o. Box 999 Harrisburg, CUMBERLAND COUNTY PA 17108 (717) 441-3952 PENNSYLVANIA Attorneys for Additional UTICA NATIONAL INSURANCE GROUP, IN THE COURT OF COMMON PLEAS A/S/O MICHAEL SHERRY, CUMBERLAND CO., PENNSYLVANIA Plaintiff V. NO. 09-215 JURY TRIAL DEMANDED BRANDY WINE CENTRAL, L.P., Defendant V. BAILEY LANDSCAPE MAINTENANCE, Additional Defendant AND NOW, comes Additional Defendant, Bailey Landscape Maintenance, by through its attorneys, Thomas, Thomas & Hafer, UP, and hereby moves this Courtlto schedule a Case Management Conference in the above-captioned matter pursuant Pa.R.C.P.1042.41 for the following reasons: 1. This case involves a slip and fall accident that occurred on February 2, at 300 Corporate Center Drive in East Pennsboro Township, Cumberland Pennsylvania. 2. Plaintiff, Utica National Insurance Group, as a workers' carrier for IMR Limited, paid Mr. Michael Sherry various benefits in accordance with Workers' Compensation Act as a result of his alleged fall that occurred on February 2007. 3. It is alleged that Mr. Sherry fell as a result of accumulation of snow on a sidewalk after leaving work that day. 4. On January 15, 2009, Utica, as subrogee of Michael Sherry, filed a against Brandywine Central (hereinafter "Brandywine"), as the owner of the where the accident occurred, seeking to recover amounts of benefits that had been OL. and might pay in the future arising out of the subject accident. 5. On August 12, 2009, Brandywine filed a Joinder Complaint Additional Defendant, Bailey Landscape Maintenance (hereinafter "Bailey"), alleging it was the snow removal contractor to Brandywine pursuant to the terms of a contract and that the failure to remove accumulated snow was Bailey's responsibility. 6. Some paper discovery has been exchanged between the parties and appears that no one has a copy of the alleged written agreement. 7. On September 16, 2010, the attorney for Brandywine conducted a of Michael Sherry. it 8. On July 12, 2011, a deposition was conducted of Additional Defendant's owner, Terry Bailey. 9. The Court handled a series of requests by Michael Sherry to become a and amend the Complaint to add new damage claims. 10. It has been five and one-half (5Y2) years since the incident occurred and i has been approximately two (3) years and eight (6) months since the suit was initiated. 11. The Court disposed of Sherry's request to amend the Complaint on 30, 2012. 12. Michael Sherry's personal counsel have withdrawn from representing him. 13. Pleadings have been closed and the case is ripe for a Case Conference pursuant to Pa.R.C.P.1042.41. 14. Additional Defendant believes that a Case Management Conference serve the purpose of allowing all parties to complete their discovery in a timely fashion set deadlines for dispositive motions. A trial date could also be secured. WHEREFORE, Additional Defendant, Bailey Landscape Maintenance, requests this Honorable Court schedule a Case Management Conference in this matter. Respectfully submitted, THOMAS, THOMAS & HAFER, LLP V- F. Yanin wire neys for dditional 7 Landscape Maintenance Date: July 25, 2012 CERTIFICATE OF SERVICE I, Angela Kelly, for the firm of Thomas, Thomas & Hafer, LLP, attorneys or Additional Defendant Bailey Landscape Maintenance, hereby certify that I have this y served the foregoing Second Motion for Case Management Conference by depositing a copy of the same in the United States Mail, postage prepaid, at Harrisburg, Pennsyly 'a, addressed to: Travis L. McFlhaney, Esquire Weber Gallagher Zoo North Third Street, Suite 9A Harrisburg, PA 17io1 Scott E. Diamond, Esquire Reger, Rizzo & Darnall, LLP 2929 Arch Street, 13th Floor Philadelphia, PA 19104 THOMAS, THOMAS & HAFER, LLP Angela Date: July 25, 2012 11212o6.1 A THOMAS, THOMAS & HAFER, LLP John F. Yaninek, Esquire I.D. No. 54771 P. O. Box 999 Harrisburg, PA 17108 (717) 441-3952 ivaninek@tthlaw.com L, - r ILL 2012 AUG -2 Pit 1: 49 r,U PENN YIVANiP?ttY I UTICA NATIONAL INSURANCE GROUP, A/S/O MICHAEL SHERRY, Plaintiff NO. 09-215 V. BRANDY WINE CENTRAL, L.P., Defendant V. BAILEY LANDSCAPE MAINTENANCE, Additional Defendant for Additional Defendant, Landscape Maintenance IN THE COURT OF COMMON PLEAS CUMBERLAND CO., PENNSYLVANIA JURY TRIAL DEMANDED ADDITIONAL DEFENDANT'S AMENDED SECOND MOTION REQUESTING CASE MANAGEMENT CONFERENCE AND NOW, comes Additional Defendant, Bailey Landscape Maintenance, by and through its attorneys, Thomas, Thomas & Hafer, LLP, and hereby moves this Court to schedule a Case Management Conference in the above-captioned matter pursuant to Pa.R.C.P. 1042.41 for the following reasons: 1. This case involves a slip and fall accident that occurred on February 2, 2007 at 300 Corporate Center Drive in East Pennsboro Township, Cumberland County, Pennsylvania. 2. Plaintiff, Utica National Insurance Group, as a workers' compensation carrier for IMR Limited, paid Mr. Michael Sherry various benefits in accordance with the Workers' Compensation Act as a result of his alleged fall that occurred on February 2, 2007. A 3. It is alleged that Mr. Sherry fell as a result of accumulation of snow on a sidewalk after leaving work that day. 4. On January 15, 2009, Utica, as subrogee of Michael Sherry, filed a Complaint against Brandywine Central (hereinafter "Brandywine"), as the owner of the premises where the accident occurred, seeking to recover amounts of benefits that had been paid and might pay in the future arising out of the subject accident. 5. On August 12, 2009, Brandywine filed a Joinder Complaint against Additional Defendant, Bailey Landscape Maintenance (hereinafter "Bailey"), alleging it was the snow removal contractor to Brandywine pursuant to the terms of a written contract and that the failure to remove accumulated snow was Bailey's responsibility. 6. Some paper discovery has been exchanged between the parties and it appears that no one has a copy of the alleged written agreement. 7. On September 16, 2010, the attorney for Brandywine conducted a deposition of Michael Sherry. 8. On July 12, 2011, a deposition was conducted of Additional Defendant's owner, Terry Bailey. 9. The Court handled a series of requests by Michael Sherry to become a party and amend the Complaint to add new damage claims. 10. It has been five and one-half (51/2) years since the incident occurred and it has been approximately two (3) years and eight (6) months since the suit was initiated. 11. The Court disposed of Sherry's request to amend the Complaint on March 30, 2012. 12. Michael Sherry's personal counsel have withdrawn from representing him. 13. Pleadings have been closed and the case is ripe for a Case Management Conference pursuant to Pa.R.C.P. 1042.41. 14. The Honorable Edward Guido has been assigned to this matter and has ruled on various issues presented by the parties. 15. Counsel of record have been contacted and are in concurrence with the filing of this Motion. 16. Additional Defendant believes that a Case Management Conference would serve the purpose of allowing all parties to complete their discovery in a timely fashion and set deadlines for dispositive motions. A trial date could also be secured. WHEREFORE, Additional Defendant, Bailey Landscape Maintenance, respectfully requests this Honorable Court schedule a Case Management Conference in this matter. Respectfully submitted, THOMAS, THOMAS & HAFER, LLP J F. Yan k, Esquire orneys for Additional Defendant Bailey Landscape Maintenance Date: August 1, 2012 t CERTIFICATE OF SERVICE I, Angela Kelly, for the firm of Thomas, Thomas & Hafer, LLP, attorneys for Additional Defendant Bailey Landscape Maintenance, hereby certify that I have this day served the foregoing Amended Second Motion for Case Management Conference by depositing a copy of the same in the United States Mail, postage prepaid, at Harrisburg, Pennsylvania, addressed to: Travis L. McElhaney, Esquire Weber Gallagher 20o North Third Street, Suite 9A Harrisburg, PA 17101 Scott E. Diamond, Esquire Reger, Rizzo & Darnall, LLP 2929 Arch Street, 13th Floor Philadelphia, PA 19104 THOMAS, THOMAS & HAFER, LLP -Lmt Bela A. Kelly Date: August 1, 2012 1123818.1 -1 UTICA NATIONAL INSURANCE GROUP, A/S/O MICHAEL SHERRY, Plaintiff V. BRANDY WINE CENTRAL, L.P., Defendant V. BAILEY LANDSCAPE MAINTENANCE, Additional Defendant IN THE COURT OF COMMON PLEAS CUMBERLAND CO., PENNSYLVANIA NO. 09-215 JURY TRIAL DEMANDED ORDER AND NOW, this day of , 2011, upon Additional Defendant's Second Motion Requesting a Case Management Conference and to issue a Scheduling Order pursuant to Pa.R.C.P. 1042.41, it is hereby ORDERED that a Case Management Conference will be held on this matter on the day of 2oi? at ll•,00o'clock a.m./Jk.A. The conference will take place before the Honorable in Courtroom 3 and counsel for all parties shall attend. Distribution: BY TH -pa Z --a C- co nd.- ?Travis L. McElhaney, Esquire, Weber Gallagher, Zoo North Third Street, Suite 9A, Harrisburg, PA 17101 ? Scott E. Diamond, Esquire, Reger, Rizzo & Darnall, LLP, 2929 Arch Street,lgth Floor, Philadelphia, PA 19104 / John F. Yaninek, Esquire, Thomas, Thomas & Hafer, LLP, PO Box 999, Harrisburg, PA 171o8-o999 4/'.es tKa,'Iel f-^ 7 -