Full opinion text
OPINION AND ORDER SCHEINDLIN, District Judge. Introduction This is a contract dispute between ESPN, Inc. (“ESPN”), an all-sports cable television network, and The Office of Major League Baseball (“Baseball”), which acts on behalf of the Major League Baseball clubs. In 1996, the parties entered into a telecasting agreement (the “1996 Agreement”) pursuant to which Baseball granted ESPN the right to telecast regular season major league baseball games on its primary cable service. In exchange, ESPN agreed, among other things, to pay Baseball yearly rights fees and to produce baseball game telecasts on Wednesday and Sunday nights during the regular season. A. Background The 1996 Agreement includes two provisions that are the primary focus of this litigation. The first is a representation by ESPN that “it has not made nor will it make any contractual or other commitments that conflict with or will prevent full performance [of the 1996 Agreement].” 1996 Agreement, Ex. 0 to 10/15/99 Affidavit of Robert J. Kheel, attorney for Baseball (“Kheel Aff.”), at 60. The second provision permits ESPN to preempt up to ten baseball games a season with Baseball’s prior written approval, which may not be unreasonably withheld. The preemption provision states: With the prior written approval of Baseball, which shall not be unreasonably withheld or delayed, ESPN may ... preempt any [Baseball game telecast] hereunder, up to a maximum of ten [Baseball game telecasts] per year, for an event of significant viewer interest. Id. at 48-49. Pursuant to this provision, Baseball may telecast the preempted baseball games on its secondary cable service, ESPN2. Id. at 49 & 1997 Amendment. On January 13,1998, ESPN entered into a telecasting contract with the National Football League (“NFL”) whereby ESPN obtained the rights to broadcast regular season NFL games on Sunday nights. See JPTO at 23, 38. On January 30, 1998, ESPN requested Baseball’s approval to telecast NFL games in place of baseball games on three Sunday nights in September 1998. See id. at 23, 43. Baseball declined to approve ESPN’s request. See id. at 23, 44. Despite Baseball’s disapproval, however, ESPN substituted NFL games for baseball games on the three Sunday nights in question. See id. at 25, 45. Baseball refused to allow ESPN to broadcast the preempted baseball games on ESPN2. See id. at 25, 41-42. This exact series of events repeated itself in January 1999, when ESPN again sought Baseball’s approval to replace three baseball games scheduled for Sunday nights in September 1999 with football games. See id. at 25, 45. Baseball denied ESPN’s preemption request; ESPN preempted the three September 1999 baseball games in favor of football games; and Baseball refused to allow ESPN to broadcast the preempted games on ESPN2. See id. at 26-27; 45. B,. Contentions of the Parties In April 1999, Baseball terminated the 1996 Agreement contending that ESPN had materially breached the contract. In response, ESPN commenced the instant litigation in which it alleges that Baseball materially breached the contract by (i) unreasonably withholding its approval of ESPN’s preemption requests in 1998 and 1999; (ii) precluding ESPN from broadcasting the preempted baseball games on ESPN2; and (iii) improperly terminating the parties’ agreement. See id. at 3. ESPN seeks damages and declaratory and injunctive relief. See id. Baseball has asserted counterclaims against ESPN in which it alleges that ESPN materially breached the 1996 Agreement by (i) entering into a “conflicting” contract with the NFL; (ii) preempting Baseball games in 1998 and 1999 without ESPN’s prior written approval; and (iii) utilizing highlight footage of baseball games in excess of the amount authorized by the 1996 Agreement. See id. at 4. Baseball also seeks damages and declaratory and injunctive relief. See id. C. Motions in Limine On October 15, 1999, the parties moved in limine to preclude the admission of certain evidence and argument at their forthcoming trial. Ten separate motions — five by Baseball and five by ESPN — were fully submitted on October 29, 1999. The following constitutes the Court’s ruling on six of the ten motions in limine. The remaining four motions will be the subject of separate orders or rulings from the bench. Motions in Limine I. Baseball’s Motion Pursuant to Fed. R.Civ.P. 12(f) and 56 to Strike the Affirmative Defense of Election of Remedies or in the Alternative for Summary Judgment In its Amendment Answer to Baseball’s counterclaim, ESPN asserts the affirmative defense of “election of remedies”. By this motion, Baseball seeks to preclude ESPN from asserting such a defense. A. Election of Remedies The doctrine of “election of remedies” provides as follows: When a party materially breaches a contract, the non-breaching party must choose between two remedies — [it] can elect to terminate the contract and recover liquidated damages or [it] can continue the contract and recover damages solely for the breach. A party can indicate that [it] has chosen to continue the contract by continuing to perform under the contract or by accepting the performance of the breaching party. Once a party elects to continue the contract, [it] can never thereafter elect to terminate the contract based on that breach, although [it] retains the option of terminating the contract based on other, subsequent breaches. Bigda v. Fischbach Corp., 898 F.Supp. 1004, 1011-12 (S.D.N.Y.1995) (citations omitted). See also Apex Pool Equip. Corp. v. Lee, 419 F.2d 556, 561-63 (2d Cir.1969) (Under New York law, “ ‘[w]here a contract is broken in the course of performance, the injured party has a choice ... of continuing the contract or of refusing to go on’.... If the injured party chooses to go on [it] loses [its] right to terminate the contract because of the default.”) (quoting Emigrant Indus. Sav. Bank v. Willow Builders, 290 N.Y. 133, 145, 48 N.E.2d 293 (1943)); Inter-Power of New York, Inc. v. Niagara Mohawk Power Corp., 259 A.D.2d 932, 686 N.Y.S.2d 911, 913 (3d Dep’t 1999) (Although a party can either “treat the entire contract as broken and sue immediately for the breach or reject the proposed breach and continue to treat the contract as valid”, the party must “make an election and cannot ‘at the same time treat the contract as broken and subsisting. One course of action excludes the other.’ ”). ESPN contends that because Baseball accepted full performance by ESPN for the 1998 and 1999 seasons, it elected to continue the 1996 Agreement and therefore cannot seek termination of the contract based on any alleged breaches by ESPN during those years. According to ESPN, Baseball can only seek damages for ESPN’s alleged breaches of the 1996 Agreement. B. Ability to Terminate for Alleged 1998 Breaches To the extent Baseball seeks termination based solely on ESPN’s 1998 contract with the NFL or its preemption of three baseball games in 1998—assuming that those acts constitute material breaches of the 1996 Agreement—the election of remedies defense bars such relief. That is, with respect to both of the alleged 1998 breaches, Baseball continued to perform and continued to accept performance under the 1996 Agreement for more than a year, and thus it lost its right to terminate for those breaches. See Inter-Power of New York, Inc., 686 N.Y.S.2d at 913 (A party must “make an election and cannot ‘at the same time treat the contract as broken and subsisting. One course of action excludes the other.’ ”); see also Lazara Freres & Co. v. Crown Sterling Management, Inc., 901 F.Supp. 133, 136 (S.D.N.Y.1995) (same); V.S. Int'l, S.A. v. Boyden World Corp., 862 F.Supp. 1188, 1196 (S.D.N.Y.1994) (same). Baseball concedes that it “continued performance of the 1996 Agreement after ESPN’s 1998 breach” but claims that its ability to terminate the agreement based on those breaches is preserved by the contract’s broadly worded “no waiver” provision. BB MIL at 5. Essentially, Baseball argues that a contractual “no waiver” provision trumps the common law contract principle of election of remedies. Although Baseball’s contention is legally without merit, it raises interesting and seldom addressed issues regarding the relationship between the doctrines of waiver and election and thus merits a more detailed analysis. 1. Waiver Versus Election of Remedies The doctrines of waiver and election of remedies are complementary rather than competing common law contract principles. Under the doctrine of waiver, “a party may, by words or conduct, waive a provision in a contract or eliminate a condition in a contract which was inserted for [its] benefit.” Oleg Cassini, Inc. v. Couture Coordinates, Inc., 297 F.Supp. 821, 830 (S.D.N.Y.1969); see also Farnsworth, Contracts § 8.18 (3d ed.1999). Suppose, for example, that under the 1996 Agreement ESPN is obligated to make bi-weekly payments of $100,000 to Baseball. Suppose further that after several months of making the required bi-weekly payments, ESPN begins to tender monthly payments of $100,000 to Baseball. If Baseball accepts and/or fails to object to ESPN’s deficient payments, then Baseball has eliminated or “waived” its contractual right to bi-weekly payments of $100,000 under the 1996 Agreement. In contrast to a waiver of contractual rights, an election is simply a choice among remedies by the party; it is a decision by that party as to how it should proceed in the wake of the breaching party’s nonperformance. In other words, “an election is not a waiver of any rights under the contract but rather a choice between two inconsistent remedies for breach of the contract.” Bigda, 898 F.Supp. at 1014. Returning to the hypothetical, suppose that Baseball had, in fact, objected when ESPN began to tender monthly rather than bi-weekly payments. Under these facts, Baseball has preserved its contractual right to bi-weekly payments of $100,000, and thus there is no waiver of that provision. However, Baseball must still decide how to proceed in light of ESPN’s hypothetical nonperformance. Assuming that ESPN’s hypothetical failure to make timely and sufficient payment is a material breach, Baseball has two choices. It can terminate the parties’ contract and claim damages for total breach. Or, it can continue the contract and sue for partial breach. The election of remedies simply requires that Baseball choose or “elect” a single course of action. Thus, if Baseball terminates the contract, then it has elected termination, and it cannot continue to perform or expect performance under the contract. If Baseball chooses to continue the contract, then it has elected to continue, and it cannot later decide to terminate based on the same breach. In essence, the election of remedies doctrine is implicated only in the absence of waiver. That is, if a party waives her right to performance under a contract, then she has no remedies to elect because she has waived her ability to enforce the relevant provision. If a party has not waived her right to enforce a provision in the event of breach, then she can elect the appropriate and desired remedy. The key is that once a party has elected.a remedy for a particular breach, her choice is binding with respect to that breach. 2. “No-Waiver”, Provision A “no-waiver” provision is simply an explicit agreement between the parties that a certain act or, more commonly, the failure to act does not constitute a waiver of rights under the agreement. For example, the no-waiver provision included in the 1996 Agreement protects the parties from inadvertently waiving their rights by requiring that any waiver be made in writing. The clause explicitly states that a party’s failure to object to nonperformance is not a waiver of the right to that perfor-manee. The 1996 Agreement provides as follows: H. No Waiver of Rights The failure of either party to seek redress for any violation of, or to insist upon the strict performance of, any term of this Agreement shall not constitute a waiver of such rights or in any way limit or prevent the subsequent enforcement of any such term. All waivers must be made in writing. Any waiver of a right or remedy pertaining to this Agreement shall not be deemed to be a waiver of any other right or remedy. The various rights and remedies of either party contained herein shall not be considered exclusive of, but shall be considered cumulative to, any rights or remedies now or hereafter existing at law, in equity or by statute or regulation. 1996 Agreement, Ex. 0 to Kheel Aff., at 69. It is Baseball’s position that this clause preserves its ability to terminate the contract regardless of when in time the terminating breach occurred and regardless of whether Baseball initially decided to continue the contract despite the breach, such as it did in response to ESPN’s alleged 1998 breaches. Baseball is wrong. As set forth above, waiver and election are distinct principles that do not overlap but rather control different phases of the contractual relationship. Waiver governs both the parties’ bargained-for rights to performance and their rights to seek certain remedies for non-performance; it determines whether something has occurred — an action or inaction — to alter or eliminate a term of the parties’ agreement or an available remedy. Election applies in the absence of waiver when one party has, in fact, breached the agreement. Election has no effect on the parties’ “rights” under the agreement, nor does it in any way limit the party’s “right” to pursue available remedies. Rather it demands that the party exercise its rightful remedies in a consistent and binding manner. The party must either terminate or continue, but not both. Nor may the party choose one avenue and then change its mind. Put simply, an election is not a waiver of rights but an exercise of rights. As a result, I conclude that a standard “no-waiver” provision, does not immunize or excuse parties from the requirements and consequences of election. Although it appears that only one court in the Second Circuit has squarely addressed the issue of whether a no-waiver provision bars the operation of election of remedies, that court reached the same conclusion, namely that a no-waiver provision has no application to the doctrine of election. In Bigda v. Fischbach Corp., the plaintiff employee argued that a “no-waiver” provision in his employment contract “enabled him to continue to perform while reserving his right to [terminate] at some later date.” 849 F.Supp. 895, 901 n. 2 (S.D.N.Y.1994). The court rejected plaintiffs argument finding that “the decision of a non-breaching party to continue to perform is not a ‘waiver’ of that party’s right to terminate the contract, but an election, and so the clause is irrelevant to this dispute.” Id. Moreover, although Apex Pool Equip. Corp. v. Lee, 419 F.2d 556 (2d Cir.1969), did not involve a no-waiver provision, the Court of Appeals’ findings in that case would appear to compel the result reached here. See Apex, 419 F.2d at 562. The Apex court stated: The right to terminate in the face of a breach is only an option to declare the contract at an end; if the contract is continued, the party doing so has not, strictly speaking, ‘waived’ his right but has executed it in favor of continued contractual relations.... [Ejection in this context does not depend upon an intention to surrender a right; the point is that “[t]he law simply does not, under the circumstances, permit a party to exercise two alternative or inconsistent rights or remedies.” Id. (quoting 5 Williston, Contracts § 684 (3d ed.1961)). Moreover, as a textual matter, the no-waiver provision of the 1996 Agreement does not purport to limit the application of election of remedies. Although the language of the provision is broad and sweeping, it speaks only to issues of waiver. An examination of the no-waiver provision in the context of the hypothetical set forth above illustrates this point. Assume again that Baseball failed to object in any way when ESPN rendered monthly rather than bi-weekly payments under the parties’ hypothetical contract terms. Although Baseball’s inaction would normally constitute a waiver of its right to bi-weekly payments, the contractual no-waiver provision protects Baseball from such a result. The provision works as follows: The failure of any party to seek redress for any violation of, or to insist upon the strict performance of, any term of this Agreement [i.e., bi-weekly payments] shall not constitute a waiver of such rights [i.e., the right to receive bi-weekly payments; the right to seek redress for failure to make bi-weekly payments; and the right to seek strict performance of bi-weekly payments] or in any way limit or prevent the subsequent enforcement of any such term [i.e., bi-weekly payments]. Thus, Baseball’s hypothetical failure “to seek redress ... or to insist upon the strict performance” of ESPN’s obligation to tender bi-weekly payments does not waive Baseball’s right to receive bi-weekly payments or to seek enforcement of that term. The provision further states: “All waivers must be made in writing. Any waiver of a right or remedy pertaining to this Agreement shall not be deemed to be a waiver of any other right or remedy.” These two sentences are nothing more than farther protection against inadvertent waiver. They demand that any waiver of a right — such as the right to bi-weekly payment — or a remedy — such as termination or specific performance — be made affirmatively in writing. Moreover a party’s written agreement to waive one right or remedy does not in any way affect that party’s other rights or remedies under the contract. Accordingly, under the hypothetical, if Baseball agrees in writing to waive ESPN’s obligation to make bi-weekly payments, such waiver does not mean that Baseball has waived its additional rights to the telecast of a certain number of Baseball games each year. Similarly, if Baseball agrees in writing to waive its “right” to terminate the contract for a material breach, such waiver does not mean that Baseball has waived its right to seek damages or specific performance. The no-waiver provision sets forth one final protection for the parties: “The various rights and remedies of either party contained herein shall not be considered exclusive of, but shall be considered cumulative to, any rights or remedies now or hereafter existing at law, in equity or by statute.” Thus, that a remedy is not explicitly referenced in the contract does not mean it is unavailable to the parties. The remedies in the contract are in addition to all other remedies at law or in equity. Finally, to read the no-waiver provision as allowing Baseball to now terminate the contract based on breaches that occurred almost two years ago would violate important principles of contract law. As set forth above, “[t]he law simply does not ... permit a party to exercise two alternative or inconsistent rights or remedies.” Apex, 419 F.2d at 562 (internal quotations omitted). Election enforces this principle by preventing parties to a contract from pursuing two opposing courses of action in the wake of a material breach. A party cannot “elect to continue with the contract, continue to receive benefits from it, and thereafter bring an action for rescission or total breach.” Macfarlane & Assocs., Inc. v. Noxell Corp., 93 Civ. 5192, 1994 WL 369324, *4 (S.D.N.Y. July 13, 1994). In addition to the obvious uncertainty and concomitant unfairness that would result from allowing a party to treat its agreement as both “broken and subsisting”, there is a more fundamental problem when a party terminates after continuing the contract for a period of time: the party’s legal justification for termination has disappeared. The remedy of termination — or, more accurately, the “right” to terminate — is available only where one party has materially breached the contract. A breach is material if it defeats the object of the parties in making the contract and “deprived the injured party of the benefit that it justifiably expected.” Farnsworth, Contracts § 8.16 (3d ed.1999). Where a breach is material, the party is justified in refusing to go on, and thus the law provides that party with the right to terminate. And, a party who terminates in response to a material breach presumably does so because it can no longer derive a worthwhile benefit from its contractual relationship. On the other hand, where a party with the right to terminate chooses instead to continue, the only inference to be drawn is that the party will derive a worthwhile benefit from its contractual relationship. Therefore, the party’s election to continue rather than end the contract essentially moots its legal justification for termination. Once a party recognizes contractual benefits in the wake of a material breach, that particular breach can no longer be considered the antithesis of the contract, and it can no longer serve as the basis for termination. Of course, if a party chooses to continue with the contract and the other party subsequently commits another material breach, the party has the right to terminate based on the new breach. This is the scenario to which I now turn. C. Termination for Alleged 1999 Breach Baseball elected to continue the 1996 Agreement despite ESPN’s alleged material breaches in 1998. As a result, Baseball can no longer terminate the parties’ contract based on those breaches. However, to the extent Baseball seeks termination based upon ESPN’s preemption of three baseball games in 1999 — assuming arguendo that the 1999 preemptions constitute material breaches of the parties’ agreement — the election of remedies doctrine does not bar such relief. In January 1999, ESPN sought permission to preempt baseball games on three Sunday nights in September 1999. On February 11, Baseball declined to approve the requested preemption. On March 1, ESPN advised Baseball that it would preempt the September games notwithstanding Baseball’s denial of its request. In response, on April 21, 1999, Baseball terminated the parties’ agreement effective at the end of the Baseball season in October. Baseball’s notice of termination stated: “As outlined above, ESPN has materially breached the [1996] Agreement. Therefore, Baseball hereby terminates the Agreement pursuant to Paragraph XX.B. thereof effective immediately following the last game of the 1999 regular season.” See 5/21/99 letter from Paul Beeston, President and CEO of Baseball, to various officers of ESPN, Ex. I to 10/24/99 Affidavit of Eric J. Lobenfeld, attorney for ESPN, in Opposition to Baseball’s Motion to Strike the Affirmative Defense of Election of Remedies (“Lobenfeld Election Aff.”). It is useful to compare Baseball’s actions in connection with the alleged 1998 breaches to its actions in connection with the alleged 1998 breaches. In 1998, Baseball clearly elected to continue its contract with ESPN. Although Baseball informed ESPN that it considered the NFL contract and the 1998 preemptions to be material breaches, see, e.g., 8/18/98 letter from Thomas Ostertag, General Counsel of Baseball, to Edwin M. Durso, Executive Vice President of Administration of ESPN, Ex. F to Lobenfeld Election Aff., and although it “reserved” its right to terminate, see, e.g., id., there is no question that Baseball elected to continue and did continue the agreement throughout 1998 and into the 1999 season. In 1999, however, Baseball did not merely mention or reserve its right to terminate, it in fact terminated the agreement. Despite Baseball’s purported election to terminate in April 1999, ESPN maintains that Baseball cannot seek termination based on the 1999 preemptions because even while the parties were litigating their claims and counterclaims about the propriety of termination, in which Baseball was insisting that ESPN’s actions threatened not just 1998 or 1999 but all five remaining years on the contract, the parties both continued performing under the contract for the full remainder of the 1999 season, with Baseball again receiving from ESPN the full 1999 rights fee of $3.4 million and the national cable telecasting of over 80 of its games. ESPN Op. at 8. According to ESPN, “Baseball plainly made a choice. It elected to continue the contract in the face of the claimed breaches and anticipatory breaches as to five years of the contract that it now cites as the basis for termination, and elected to obtain substantial benefits under the contract from ESPN by so doing.” Id. In particular, ESPN argues that because Baseball purported to terminate in April 1999 but continued to accept performance under the contract for nearly six more months, it was pursuing two inconsistent courses of action, the very behavior election of remedies disdains. In response, Baseball asserts that its method of delayed termination was the most reasonable way to sever the parties’ contractual relationship. Baseball argues: ESPN has cited no cases, nor, we submit, could they, to suggest that Baseball’s termination notice was defective because it was not immediately effective at the time the notice was given. Baseball gave ESPN reasonable notice to wind down its relationship with Baseball once Baseball determined that it had no choice but to terminate the 1996 Agreement in view of ESPN’s breaches and anticipatory breaches in 1999. BB Reply at 7. Baseball also states that “the effective date of termination was chosen out of fairness to ESPN and its scheduling arrangements.” Id. at 6. As Baseball notes, there is little guidance regarding whether a party can give present notice of future termination without running afoul of election of remedies. Again, it is helpful to look at the policy underlying that doctrine. To begin, “the doctrine of election permits parties to wait a ‘reasonable time’ after learning of the alleged breaches before terminating the contract.... [H]ow much time is reasonable depends on the nature of the performance to be rendered under the contract.” Bigda, 898 F.Supp. at 1012-13. The critical factor is not the passage of time but “whether the non-breaching party has taken an action (or failed to take an action) that indicated to the breaching party that [it] had made an election.” Id. See also 5 Williston, Contracts § 684 (3d ed. 1961) (“Election ... generally need not be exercised until the time arrives when, by the terms of the contract, the party entitled to elect must render some performance. Then either performing or failing to perform will indicate an election.”). In the instant case, the issue is not whether Baseball rendered or accepted performance during the time between breach and election but whether Baseball rendered or accepted performance during the time between its election of termination and the effective date of that termination. On the one hand, both Baseball and ESPN tendered and accepted dozens of performances during the six months between April and October 1999. Indeed, ESPN telecast approximately eighty baseball games during the 1999 season. ESPN Op. at 8. However, those individual performances were part of a more global performance. Stated somewhat differently, the 1996 Agreement, in keeping with its subject matter, is seasonal in nature. As a result, it calls for seasonal performance. For example, the baseball games that are ultimately telecast on ESPN are organized and scheduled months in advance. Indeed, under the 1996 Agreement, Baseball must provide ESPN with a regular season schedule of games “no later than August 15th of the calendar year preceding each Baseball season.” See 1996 Agreement, Ex. 0 to Kheel Aff. at 5. By the time the baseball season commences each spring, the parties’ global performance for that season is already well under way. Games and other programming have been scheduled and those schedules have been published to, and relied upon by, third parties including sponsors, advertisers, the media and the public. Of course, performance continues throughout the summer and fall as baseball games are telecast and payment is made, but it is clearly all part of the same seasonal undertaking. This difference is critical because it demonstrates that Baseball did not act inconsistently when it terminated effective at the end of the season. Instead, Baseball’s method of termination merely mirrored the nature of the 1996 Agreement. At the time Baseball elected to terminate the contract in April 1999, the 1999 season and performance for that season was well underway. Thus, rather than stop the agreement mid-performance at a high cost to both parties and nonparties, Baseball simply notified ESPN that it would render and accept no “new” performance under the contract; it would not go forward with the 2000 season. Not only do I find that Baseball’s approach did not violate the doctrine of election, I also find that it was eminently reasonable under the circumstances. Had Baseball terminated effective immediately, not only would both parties have suffered enormous hardship, an immeasurable number of third parties including sponsors, advertisers and the public would have been affected. In an industry where so much time and energy is expended in advance preparation, it makes little sense to treat the fruits of those efforts as a wholly separate “performance” for purposes of the election of remedies defense. I suspect that if ESPN were not Baseball’s adversary in this litigation, it would appreciate rather than complain of Baseball’s considerate approach to termination. Accordingly, I find as a matter of law that if the 1999 preemptions by themselves or in connection with other alleged breaches constitute a material breach, Baseball has a right to terminate the 1996 Agreement. D. Procedure In its opposition, ESPN argues that Baseball’s motion in limine is procedurally defective because it addresses legal rather than evidentiary issues. According to ESPN, Baseball should have moved for a ruling on election of remedies at the summary judgment stage, and thus it should be precluded from bringing such a motion now. Although I agree that Baseball should have raised this issue earlier in the proceedings — and certainly during the parties’ conference regarding motions for summary judgment — I decline to deny Baseball’s motion on procedural grounds. Indeed, ESPN’s objection to Baseball’s argument of legal issues in limine is somewhat disingenuous considering that ESPN has itself raised purely legal issues in its evidentiary motions. See ESPN’s Motion in Limine to Preclude Evidence as to ESPN’s Purported Inability to Engage in Self-Help, discussed infra at Part II. E. Conclusion As a matter of law, Baseball cannot terminate the 1996 Agreement based on ESPN’s 1998 contract with the NFL or its 1998 preemptions of baseball games, regardless of whether those actions constitute material breaches of the 1996 Agreement. However, if the 1999 preemptions constitute a material breach of the parties’ agreement then Baseball can terminate the contract. II. ESPN’s Motion in Limine to Preclude Baseball From Proving or Arguing that ESPN Could Not Engage in Self-Help A. Background Under the 1996 Agreement, ESPN agreed, among other things, to broadcast baseball games on Sunday nights during the regular major league baseball season. Specifically, the contract provides: “ESPN shall produce one [baseball game telecast] on each Sunday night of the regular season period up to but not including the final Sunday....” 1996 Agreement, Ex. 0 to Kheel Aff., at 4. ESPN is also obligated to produce baseball game telecasts on Wednesday nights during the regular season, and it has the right, but not the obligation, to produce baseball game telecasts on various other days. See id. at 2-5. As a limited exception to ESPN’s explicit broadcast obligations, the 1996 Agreement includes a “preemption provision” which permits ESPN, with Baseball’s prior written approval, to preempt up to ten baseball game telecasts a season for “events of significant viewer interest.” Baseball’s approval of ESPN’s preemption requests may not be “unreasonably withheld”. Pursuant to the preemption provision, ESPN requested Baseball’s approval to replace three baseball games scheduled for Sunday nights in September 1998 and three baseball games scheduled for Sunday nights in September 1999 with NFL games. Baseball disapproved ESPN’s preemption requests. Despite Baseball’s disapproval, however, ESPN substituted NFL games for baseball games on the six Sunday nights in question. Thus, it is undisputed that on six occasions ESPN preempted baseball games on Sunday nights during the regular season without the contractually required “prior written approval of Baseball.” B. Motion in Limine It is ESPN’s position in this litigation that Baseball’s disapproval of its preemption requests in 1998 and 1999 was “unreasonable”. Moreover, ESPN intends to argue that if Baseball unreasonably withheld approval of ESPN’s preemption requests, ESPN was legally entitled to engage in “self-help” by treating Baseball’s refusal as a “nullity” and broadcasting football games rather than baseball games on the six relevant Sunday nights. See ESPN MIL; ESPN Reply. In contrast, Baseball contends that ESPN had no right to self-help regardless of the reasonableness of Baseball’s decision to withhold its approval for preemption. See BB Op. at 4; 7/16/99 Deposition of Thomas Ostertag, General Counsel of Baseball (“Ostertag Dep.”), Ex. A to 10/15/99 Affidavit of Eric J. Lobenfeld in Support of ESPN’s “Self-Help” Motion in Limine (“Lobenfeld Self-Help Aff.”), at 98-99,100. By its motion, ESPN seeks to preclude Baseball from introducing testimony or argument to the effect that, even if Baseball unreasonably withheld its approval of ESPN’s preemption requests, ESPN had no right to engage in self-help. Although ESPN has cast its motion in terms of presentation of evidence and argument to the jury, ESPN raises a purely legal issue that must be resolved by this Court as a matter of law. Accurately phrased, ESPN seeks a ruling that if Baseball unreasonably withheld its approval of ESPN’s preemption requests, ESPN had the right to telecast NFL games instead of baseball games and therefore did not breach the 1996 Agreement. However, if Baseball is correct and ESPN had no right to preempt the baseball games in the absence of written permission from Baseball, then, as a matter of law, ESPN breached the 1996 Agreement when it preempted baseball games in 1998 and 1999 without Baseball’s approval. C. Right to “Self-Help” 1. Landlord-Tenant Law Inapplicable ESPN’s theory of “self-help” is based entirely on three landlord-tenant cases which it cites for the proposition that where a written contract provides that a proposed action by one party requires approval by the other party, but that such approval “shall not be unreasonably withheld”, if the approving party unreasonably withholds approval .... the party who sought the approval may engage in “self-help” — it may proceed as if its request had been granted. BB MIL at 3 (citing Lexann Realty Co. v. Deitchman, 83 A.D.2d 540, 441 N.Y.S.2d 472 (1st Dep’t 1981); Kruger v. Page Management Co., 105 Misc.2d 14, 432 N.Y.S.2d 295 (N.Y.Sup.1980); Cedarhurst Park Apts., Inc. v. Milgrim, 55 Misc.2d 118, 284 N.Y.S.2d 330 (N.Y.Dist.Ct.1967)). However, none of these cases nor the proposition they stand for is applicable to the instant dispute which involves a commercial contract rather than a residential lease. Each of the cases relied upon by ESPN concern a tenant’s ability to sublet his or her apartment. Each involved a standard residential lease which provided that the tenant could only sublet his or her apartment with the prior written approval of the landlord and that such approval could not be “unreasonably withheld.” All three tenants sought permission to sublet, and all three landlords refused their requests. The court in each case, after determining that the landlord’s refusal was unreasonable, went on to find that “where consent is unreasonably withheld ... the landlord is deemed to have granted consent.” Lexann Realty, 441 N.Y.S.2d at 473. See also Kruger, 432 N.Y.S.2d at 302 (“Where a landlord has agreed not to withhold consent unreasonably and violates such an agreement, the Courts have held that the tenant may ignore the restrictive covenant and sublet the premises.”); Cedarhurst Park, 284 N.Y.S.2d at 331 (finding that where landlord unreasonably withheld consent, the “actions of the tenant ... in subletting the apartment to subtenants ... was legal and permitted under the case law on this subject in [New York]”). However, the courts based their decisions regarding a tenant’s ability to sublet despite a landlord’s unreasonable refusal not on principles of contract law but on principles of real property law which disfavors “provisions or covenants in a lease restricting assignment or subletting.” See Kruger, 432 N.Y.S.2d at 300. As the court in Kruger explained, restrictions on a tenant’s ability to assign or sublet are restraints which courts do not favor. They have been construed with the utmost jealousy and very easy modes have always been countenanced for defeating them. The reason is such are restraints on the free alienation of land and tend to prevent full utilization of the land, which is contrary to the best interests of society. Id. (internal quotations and citations omitted). Moreover, Lexann and Kruger were decided pursuant to section 226-b of the Real Property Law of New York which specifically addresses a tenant’s right to sublet and a landlord’s ability to restrict that right. In light of the unique public policy considerations underlying landlord-tenant law, the holdings of Lexann, Kruger and Ce-darhurst are irrelevant here and provide no basis for ESPN’s contention that it had a legal right to ignore Baseball’s disapproval of its request for preemption and to “proceed as if its request ha[d] been granted.” As Baseball argues persuasively in its opposition brief, “[t]his special caselaw disfavoring restrictions on real property has no bearing on commercial cases.” See BB Op. at 4. 2. Commercial Contract Law In its unsuccessful attempt to craft a “self-help” remedy from landlord-tenant caselaw, ESPN has confused and twisted basic precepts governing commercial contracts. As set forth in the discussion of election of remedies, see supra Part II.A., it is black-letter law that when one party to a contract materially breaches, the non-breaching party has two options: it can terminate the agreement and sue for total breach, or it can continue the contract and sue for partial breach. See ARP Films, Inc. v. Marvel Entertainment Group; Inc., 952 F.2d 643 (2d Cir.1991); Estate of John Lennon v. Leggoons, Inc., 95 Civ. 8872, 1997 WL 346733, *1 (S.D.N.Y.1997); Inter-Power of New York, Inc. v. Niagara Mohawk Power Corp., 259 A.D.2d 932, 686 N.Y.S.2d 911, 913 (3d Dep’t 1999); Farnsworth, Contracts § 8.19 (3d ed.1999). “There is, however, no third option allowing the party claiming a breach to invoke ‘self-help’ and only perform those obligations it wishes to perform.” BB Op. at 2. Applying this well-settled principle to the instant case, if ESPN believed that Baseball had materially breached the contract by withholding its approval of ESPN’s preemption requests, then it had two — and only two — courses - of action. First, it could have terminated the contract and commenced litigation against Baseball for total contract damages. This option would have allowed ESPN to show NFL games in place of baseball games because ESPN would no longer be obligated to produce baseball game telecasts on Sunday nights or any other night. Second, ESPN could have continued to perform while suing Baseball for partial breach. Under this option, ESPN could not have substituted NFL games for baseball games because it would still be bound by its contractual promise to broadcast baseball games on Sunday nights absent Baseball’s prior written approval to preempt those games. ESPN chose neither of these options. It clearly did not terminate the 1996 Agreement, and, in fact, it does not seek to do so now. Nor did ESPN continue to perform under the agreement. Although ESPN “continued to pay Baseball the entire rights fee called for by the contract and continued to telecast all other baseball games and other programming called for by the 1996 Agreement”, see ESPN Reply at 4, it did not broadcast baseball games “on each Sunday night of the regular season period” as it was obligated to do under the contract. That ESPN performed its other obligations merely goes to the materiality of ESPN’s Sunday night breach; it does not excuse ESPN’s nonperformance of a contractual obligation. Again, a party is only excused from performance when it terminates a contract in response to a material breach. In Estate of John Lennon v. Leggoons, Inc., the defendant also resorted to its own form of self-help in response to plaintiffs alleged breach of the contract. See Leggoons, 1997 WL 346733, at *1. Leggoons involved a licensing agreement pursuant to which Bag One granted defendant Leg-goons the exclusive right “to use the signature of John Lennon and artwork created by John Lennon” in exchange for guaranteed royalty payments by Leggoons. See id. Bag One commenced litigation when Leggoons stopped making its contractually required royalty payments. See id. Leg-goons asserted a counterclaim alleging that Bag One had violated the contract’s exclusivity provision by licensing the use of the John Lennon name to another company. See id. Leggoons claimed that it was “entitled to stop making [royalty] payments because of Bag One’s prior breach of the Agreement.” Id. Despite Leg-goons’s “self-help” justification, the court granted Bag One’s motion for summary judgment on its contract claim. The court first stated the general principle set forth above: “It is well-settled that the non-breaching part has a choice when faced with a breach by the other party; it can stop performance and sue for total breach or affirm the contract by continuing to perform while suing in partial breach.” Id. The court then found that a party that elects to continue to receive benefits under a contract (in this case, the right to sell Lennon merchandise) cannot unilaterally suspend its performance (in this case, payment of guaranteed royalty) as a means of self-help to remedy a breach by the other party. Leggoons did not terminate the agreement when it learned of Bag Ones’ breach, but rather continued to conduct business pursuant to the license. Accordingly, Leggoons affirmed the license and is hable to Bag One for ... unpaid guaranteed royalties. Id. Other courts faced with claims of “self-help” have reached similar conclusions. See, e.g., ARP Films, 952 F.2d at 649 (rejecting plaintiffs contention that its decision to withhold royalty payments and reports was proper “self-help measure designed to force [defendant] to repent from its repudiation, and did not amount to a material breach” because plaintiff could not affirm contract while “refus[ing] to perform its end of the bargain”); V.S. Int’l, S.A. v. Boyden World Corp., 862 F.Supp. 1188, 1197 (S.D.N.Y.1994) (despite defendant’s breach and “in view of plaintiffs’ affirmance, [plaintiffs’] refusal to perform their end of the bargain by making requisite licensing payments was impermissible” as plaintiffs could not “engage in self-help, by withholding their payment of licensing fees which they were contractually obligated to remit to defendant”); Richard Subaru, Inc. v. Subaru of New England, 8 F.Supp.2d 164, 169 (D.Conn.1998) (plaintiffs “self-help solution [of relocating car dealership without permission of dealer] ... was a clear breach of the terms and conditions of exclusivity as well as location of dealership facility”; moreover, “it is beyond dispute that [plaintiff] knew of his obligations ... and he took a roll of the legal dice with his [decision to relocate]”). ESPN argues that Leggoons and the other cases cited above are inapplicable because those cases involve a factually different context in which, in response to an alleged breach, the non-breaching party continued to accept the benefits of the contract but failed to continue to make payments due under the contract to the breaching party. In such instances, the failure to make payments was held to be a breach of the contract in itself. ESPN Reply at 4. ESPN’s attempt to distinguish these cases is unavailing. Although ESPN “ma[de] payments due under the contract,” see id., it failed to fulfill another contractual obligation, namely its explicit duty to produce Baseball game telecasts “on each Sunday night of the regular season period” absent the prior written approval of Baseball, see 1996 Agreement, Ex. O to Kheel Aff., at 4. ESPN has essentially drawn a false distinction between the obligation to make money payments and the obligation to render other contractual performances, such as telecasting baseball games. To use ESPN’s own words as set forth above, “in response to [Baseball’s] alleged breach, [ESPN] continued to accept [the exclusive right to broadcast baseball games] but faded to [show baseball games on Sunday nights during the regular season as it was obligated to do] under the contract.” ESPN Reply at 4. Moreover, the failure to show baseball games on Sunday nights, like the failure to make payments, is “a breach of the contract in itself.” Id. It is undisputed that ESPN preempted Baseball games on six Sunday nights without the prior written approval of Baseball, and the failure to broadcast Sunday night baseball games absent Baseball’s approval is a breach of ESPN’s obligation to telecast baseball games on Sunday nights. ESPN’s failure to show baseball games on six Sunday nights over a period of two baseball seasons may be immaterial in light of its fulfillment of other contractual obligations such as payment and Wednesday night broadcasts. However, ESPN’s failure cannot be excused as a form of self-help. Indeed, the phrase “self-help” merely masks the fact that in response to Baseball’s alleged breach, ESPN elected the one course of action that was impermissible. It continued the contract but failed to fully perform its obligations under the contract. ESPN performed only those obligations that it chose to perform, and such selective performance is a remedy that contract law does not countenance. 3. Terms of 1996 Agreement Finally, as a matter of contract interpretation, ESPN’s theory of “self-help” violates the plain language of the 1996 Agreement in that it allows ESPN to unilaterally determine when preemption is appropriate. As set forth above, ESPN is obligated to broadcast baseball games on Sunday nights unless it obtains Baseball’s permission to preempt those games. The terms of the preemption provision are as follows: With the prior written approval of Baseball, which shall not be unreasonably withheld or delayed, ESPN may ... preempt any [Baseball game telecast] hereunder, up to a maximum of ten [Baseball game telecasts] per year, for an event of significant viewer interest. 1996 Agreement, Ex. 0 to Kheel Aff., at 48-49. Although the preemption provision (as well as the rest of the contract) is silent as to who determines whether Baseball is “unreasonably” withholding its approval, it clearly does not contemplate that the final arbiter of reasonableness will be ESPN. That is, the contract does not permit ESPN to preempt the ten baseball games of its choice. Instead, Baseball has a contractual right to approve or disapprove ESPN’s desired substitutions. Although Baseball’s decision to withhold approval must be reasonable, ESPN cannot be the judge of whether Baseball is acting reasonably because Baseball’s approval right would be rendered meaningless; ESPN could simply preempt the ten games of its choice and determine that any objections Baseball expressed were “unreasonable.” The point of this analysis is that to credit ESPN’s self-help theory would effectively appoint ESPN the final arbiter of reasonableness and render superfluous the terms of the preemption provision. If ESPN had a legal right to “self-help” in that it could preempt games whenever it believed that Baseball’s disapproval was unreasonable, then Baseball would effectively have no right to disapprove. Under ESPN’s theory of self-help, the preemption provision would read as follows: “ESPN may ... preempt any [Baseball game telecast] hereunder, up to a maximum of ten [Baseball game telecasts] per year, for an event of significant viewer interest whenever ESPN thinks such preemption is reasonable.” This does not, however, comport with the plain language of the contract. ^ ‡ Hi % ^ ❖ For all the foregoing reasons, ESPN had no right to engage in its version of “self-help” regardless of whether Baseball unreasonably withheld its approval of ESPN’s preemption requests. Accordingly, ESPN breached the 1996 Agreement as a matter of law when it preempted baseball games in September 1998 and September 1999 without Baseball’s prior written approval. Whether ESPN’s breaches are material is a matter of fact for the jury to determine. E. Material Breach by Baseball I note that in the event the jury finds both that Baseball breached the 1996 Agreement by unreasonably withholding its approval of ESPN’s preemption requests and that such a breach was material, the fact that ESPN breached the contract as a matter of law is inconsequential for the following reason. “Under New York law an action for breach of contract requires proof of (1) a contract; (2) performance of the contract by one party; (3) breach by the other party; and (4) damages”. See Rexnord Holdings, Inc. v. Bidermann, 21 F.3d 522, 525 (2d Cir.1994). My ruling that ESPN breached the 1996 Agreement as a matter of law eliminates Baseball’s need to prove the third element listed above — “breach by the other party.” In order to maintain a breach of contract claim, however, Baseball must also prove the second element listed above — “performance of the contract.” If the jury determines that Baseball materially breached the 1996 Agreement, Baseball cannot maintain a contract claim against ESPN because it has not substantially performed under the contract. Conversely, in the event Baseball’s withholding of approval under the contract is found to be reasonable or a nonmaterial breach, Baseball has substantially performed under the contract, and thus it can maintain a claim for breach of contract against ESPN. III. Baseball’s Motions in Limine Regarding the Interpretation of the Preemption Provision The following two motions in limine generally concern the admissibility of argument and evidence related to the preemption provision. The meaning of this provision is at the heart of the dispute between ESPN and Baseball. A. Baseball’s Motion in Limine to Preclude ESPN’s Arguments that Baseball Had No Right to Disapprove a Preemption Request for an Event of Significant Viewer Interest and Evidence in Support Thereof ESPN contends that the preemption provision at issue in this litigation “requires approval of a preemption request, unless Baseball can reasonably say that the preempting event is not an event of significant viewer interest.” ESPN Op. at 5. Thus, ESPN contends that “if the preempting event is ‘an event of significant viewer interest,’ then approval may not be withheld.” Id. In contrast, Baseball argues that under the plain language of the contract, even if a preempting event is one of significant viewer interest, Baseball may still reasonably disapprove ESPN’s preemption request. See BB MIL; BB Reply- With the prior written approval of Baseball, which shall not be unreasonably withheld or delayed, ESPN may also preempt any [Baseball game telecast] hereunder, up to a maximum of ten [Baseball game telecasts] per year, for an event of significant viewer interest. In this motion, Baseball essentially is asking the Court to construe the meaning of its approval right under the preemption provision. Specifically, Baseball seeks, pursuant to Federal Rules of Evidence (“FRE”) 402 and 403, to preclude ESPN from offering its interpretation of the approval right, namely that Baseball is not permitted to disapprove a preemption request for an event of significant viewer interest. Baseball also seeks to preclude ESPN from offering parol evidence with respect to the meaning of Baseball’s contractual approval right. 1. Preclusion of ESPN’s Interpretation of Approval Right Baseball argues that the language of the preemption provision is clear and unambiguous with respect to Baseball’s approval right and, as a result, ESPN should be prevented from offering contrary interpretations of that language to the jury. See BB MIL at 6; BB Reply at 5. It is a well-settled principle of contract law that “[a] court can decide the proper interpretation of language in a contract when the language is unambiguous and reasonable persons could not differ on its meaning.” American Home Assurance Co. v. Baltimore Gas & Elec. Co., 845 F.2d 48, 50-51 (2d Cir.1988); see also Rothenberg v. Lincoln Farm Camp, Inc., 755 F.2d 1017, 1019 (2d Cir.1985) (“Where the language of the contract is unambiguous, and reasonable persons could not differ as to its meaning, the question of interpretation is one of law to be answered by the court.”). Accordingly, if the language of the preemption provision is unambiguous with respect to Baseball’s approval right, this Court may decide the proper interpretation of that right. Ambiguity is also a question of law to be determined by the court. See Thomas De La Rue AG v. United States Banknote Corp., 979 F.Supp. 968, 971 (S.D.N.Y.1997) (“Under New York law, the question of whether the language of a contract is ambiguous is a question of law for the court.”) (citing Seiden Assocs., Inc. v. ANC Holdings, Inc., 959 F.2d 425, 429 (2d Cir.1992)). Contract language is ambiguous where it is capable of more than one meaning when viewed objectively by a reasonably intelligent person who has examined the context of the entire integrated agreement and who is cognizant of the customs, practices, usages and terminology as generally understood in the particular trade or business. Seiden Assocs., 959 F.2d at 428 (internal quotations omitted). In contrast, contract language is unambiguous where it “has a definite and precise meaning, unattended by danger of misconception in the purport of the [contract] itself, and concerning which there is no reasonable basis for a difference in opinion.” Id. (alteration in original). Moreover, contract language “is not made ambiguous simply because the parties urge different interpretations. Nor does ambiguity exist where one party’s view strain[s] the contract language beyond its reasonable and ordinary meaning.” Id. (internal quotation omitted) (alteration in original). This contract is unambiguous with respect to Baseball’s approval right. As Baseball argues, the plain and ordinary language of the clause has a definite and precise meaning; ESPN can preempt baseball games for events of significant viewer interest if and only if Baseball grants “prior written approval." 1996 Agreement, Ex. O to Kheel Aff. at 48 (emphasis added). Although there is ambiguity with respect to the meaning of an “event of significant viewer interest” and there are fact issues as to whether Baseball “unreasonably withheld” its approval in 1998 and 1999, Baseball has the right to disapprove preemption requests for events of significant viewer interest as long as its disapproval is reasonable. ESPN’s contrary interpretation renders the phrase “with the prior written approval of Baseball” superfluous. That is, if Baseball cannot disapprove events of significant viewer interest, then as long as the event is significant, prior approval from Baseball is unnecessary and meaningless. ESPN’s interpretation also strains the language and construction of the preemption provision. Read as ESPN urges, the term “ ‘shall not be unreasonably withheld’ relates to [Baseball’s] determination of whether a potential preempting event is or is not ‘an event of significant viewer interest’” not to Baseball’s approval. ESPN Op. at 4. ESPN would have the provision read as follows: ... ESPN may also preempt any [Baseball game telecast] hereunder, up to a maximum of ten [Baseball game telecasts] per year, for an event of significant viewer interest and Baseball must not unreasonably withhold its determination that the preempting event is of significant viewer interest. Although this might be a perfectly reasonable way to structure approval rights under a preemption provision, it is not how the parties structured and drafted the provision at issue here. As a result, ESPN’s proposed construction violates basic principles of contract law and cannot be permitted. See United Nat’l Ins. Co. v. Waterfront New York Realty Corp., 994 F.2d 105, 109 (2d Cir.1993) (finding no ambiguity where alternative interpretation “would violate the principle that meaning and effect should be given to all terms of a contract”). See also Rothenberg, 755 F.2d at 1019 (“[A]n interpretation that gives reasonable and effective meaning to all the terms of a contract is generally preferred to one that leaves a part unreasonable or of no effect”); Two Guys from, Harrison-N.Y., Inc. v. S.F.R. Realty Assocs., 63 N.Y.2d 396, 482 N.Y.S.2d 465, 468, 472 N.E.2d 315 (1984) (“In construing a contract, one of a court’s goals is to avoid an interpretation that would leave contractual clauses meaningless.”). Because the language of the preemption provision unambiguously allows Baseball to reasonably disapprove events of significant viewer interest, ESPN is precluded from arguing to the contrary. 2. Preclusion of Parole Evidence Regarding Approval Right Similarly, because the preemption provision is unambiguous with respect to Baseball’s approval right, ESPN is also precluded from offering parol evidence with respect to the meaning and interpretation of Baseball’s approval right. See Seiden Assocs., 959 F.2d at 428 (“If the language unambiguously conveys the parties’ intent, extrinsic evidence may not properly be received.... ”). 3. Integration Clause The 1996 Agreement includes a broad integration clause which provides that the contract “supersedes all prior contemporaneous agreements and understandings of the parties relating to the subject matter hereof.” 1996 Agreement, Art. X.Q. The integration clause also explicitly terminates a 1994 agreement between the parties that immediately preceded the 1996 Agreement: “[T]he [Prior Agreement and an addendum to the Prior Agreement] are hereby terminated ... [and] neither party shall have any further rights, obligations or liabilities pursuant to [the Prior Agreement].” Id. Based upon this integration clause, Baseball seeks to preclude ESPN from arguing that prior agreements between the parties were “incorporated” into the 1996 Agreement in any way. BB MIL at 3-5; BB Reply at 6. New York law prohibits the incorporation of extrinsic writings into an agreement unless those writings are specifically incorporated by reference. See PaineWebber Inc. v. Bybyk, 81 F.3d 1193, 1201 (2d Cir.1996). In light of the integration clause which explicitly extinguishes all prior agreements between the parties, ESPN cannot argue that prior agreements are “incorporated”, into the 1996 Agreement. This does not mean, however, that evidence of prior agreements between the parties is necessarily inadmissible. Under New York law, “[e]xtrinsic or parol evidence is admissible notwithstanding [an integration] clause where it would not modify or contradict the terms of a contract, but would explain certain ambiguities in the contract.” Telemundo Group, Inc. v. Alden Press, Inc., 181 A.D.2d 453, 580 N.Y.S.2d 999, 1000 (1st Dep’t 1992). Thus, to the extent evidence of prior agreements between the parties would help explain ambi