Empire State Development Corp.'s use of eminent domain for the Atlantic Yards project. The New York State Court of Appeals will hear the appeal sometime in October--a time-frame that could jeopardize the tax-exempt status of a sale of bonds to finance construction on the Brooklyn mega-project's basketball arena.
According to the preliminary statement filed in late June by Daniel Goldstein, founder of the group Develop Don't Destroy Brooklyn, and his co-appellants, the appeal will ask the court to consider whether the public use requirement of the New York State Constitution imposes "a more stringent standard for takings than does the Fifth Amendment." It will also ask the court to determine whether the public use requirement of the state constitution "is satisfied when a condemning authority"--that is, the ESDC--"determines that the public benefit to be gained by forcibly appropriating citizens' homes and businesses is 'not incidental or pre-textual in comparison with benefits to particular, favored private entities" without examining the nature and magnitude of the benefits that would accrue to the private entity.
In this case, the private entity is Forest City Ratner Cos. The developer in June got breaks from the boards of ESDC and the Metropolitan Transportation Authority in the form of a modified general project plan and a stretched-out payment schedule for a parcel of MTA land FCRC needs to develop the project.
In a release, Goldstein says he and his fellow landowners "will vigorously continue to defend our rights." He adds, however, that the state and ESDC "have a choice: they could avoid our legal challenge by finally taking eminent domain off the table, and working to implement affordable housing over the rail yards based on the community's development plan offered to the MTA last week--the UNITY Plan."
The alternative plan grew out of a 2007 workshop conducted by the Council of Brooklyn Neighborhoods, and is intended to provide what its proponents say is "a larger proportion of truly affordable housing, sustainable jobs and start-up businesses for local residents," along with more open space, improved transit, pedestrian and bicycle infrastructure and a "transparent and accountable" planning and development process. At the MTA's June board meeting, Goldstein offered the agency $120 million for development rights to its Vanderbilt Yards, compared to the $100-million deal struck by the MTA and FCRC. The offer was declined, according to DDDB.
A spokesman for FCRC tells GlobeSt.com, "The Appellate Division ruled unanimously in May in favor of the use of eminent domain because of the public benefits associated with Atlantic Yards. We're confident that the Court of Appeals will come to the same conclusion."
Meanwhile, the FCRC spokesman continues, "We are moving forward aggressively" following last week's approval by the MTA and authorization by the ESDC. "We intend to be in construction before the end of the year."
Even so, a June 15 letter to the high court by attorney Philip Karmel, a Bryan Cave partner who represents the ESDC, asked the court to either dismiss the appeal as groundless or hear it on an expedited briefing schedule. Among other things, he argued that the activists' delay in filing an appeal puts the future of Atlantic Yards "in jeopardy." The reason is that the bonds used to finance the arena's construction must be floated by Dec. 31 of this year under IRS regulations.
"Bonds must be marketed before they can be sold," Karmel wrote. He noted that given the current economic climate, "the continuing pendency of this litigation will likely adversely affect the pricing and marketability of any tax-exempt bond financing that is concluded."
Karmel referred GlobeSt.com's inquiries to the ESDC. A spokesman for the quasi-governmental agency tells GlobeSt.com, "At this point we do not comment on pending litigation but can confirm that the Court of Appeals has granted our request for expedited review. ESD is pleased that the court recognized the importance of resolving this matter quickly."
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