Friday, January 15, 2010

Up and Down, "Blight" Is Everywhere: Just Glance Down “At Any Point” and Find “Blight” Smiling Back to You

(Above: Sidewalk disrepair on Montague Street in Brooklyn Heights. Click on any photo in this post to enlarge.)

Blight, Blight: Blight
is everywhere. Blight from the top down, blight from head down to every typical toe.

Borough Hall, where the Brooklyn Borough President Marty Markowitz is blighted, and in Manhattan “glance down at any point” and you are likely to find blight though, according to the Times, this is really just the occasion for lighthearted amusement.

Why is there "blight" everywhere? Because those are the new rules being used by government agencies (as represented by the Empire State Development Corporation- our leading imaginer of “blight”): “Blight” is anywhere where there is a crack in the sidewalk (and property perhaps not yet built to the full percentage of its currently permitted zoning- which is almost everywhere and potentially anywhere.)

Where do ESDC’s crack eminent domain arguments take us? According to pictures published Wednesday in stories that respectively appeared in both the Brooklyn Paper and the New York Times they lead just about anywhere and everywhere one might go in this city.

Develop Don’t Destroy Brooklyn pointed out Wednesday’s Brooklyn Paper article, with documenting photos, about cracks in the sidewalk outside Brooklyn’s Borough Hall. (See the Brooklyn Paper story, A salt on Borough Hall, by Andy Campbell, January 13, 2010 and DDDB’s story Brooklyn Borough Hall Is Blighted and Needs To Be Condemned By Eminent Domain, 1.13.10 as picked up also in No Land Grab.)
The documenting picture above is from the Brooklyn Paper story from which we provide a few excerpts below:
Walk safely, Marty! The plaza around your Borough Hall office is now an obstacle course of disaster!

* * * *
Some . . . like . . .Lawrence Fiffer, are so fed up with the dangerous mess that they keep calling 311.

* * * *
Lawrence Fiffer has been complaining for years about neglected sidewalks in front of Borough Hall.
(Should we also speculate whether the unmentioned but perpetual wads of chewing gum that surround the Borough Hall, infrequently steamed cleaned off, constitute blight as well?)

The admonition to Borough President Marty Markowitz is freighted with extra weight as the article also points out:
It’s also ironic, given that Markowitz made his personal fortune in part from a $225,000 slip-and-fall settlement in 2003 after he took a spill on an icy Albany parking lot in 2001.
Showing that you can’t get away from the new concept of “blight” Markowitz just used his settlement to buy a home in Windsor Terrace that is also “blighted.” (Photo available via links.)

In sarcastic reference to what is ESDC’s actual approach when it is able to find the sidewalk cracks it looks for in order to seize private property for developers, DDDB suggests since our government officials assume the option of fixing cracks is beyond possibility, the only way to remove the cracks in the Borough Hall sidewalk will be “by removing the whole block and everything along it?!?!”

Translating the sarcasm, we believe that what DDDB really means is not that the whole block should be removed but that all the blockhead politicians that support this kind trumped-up finding of blight (Markowitz, Bloomberg, Paterson, Senator Charles Schumer, etc.) should be removed from office.

Atlantic Yards Report followed up on the cracked sidewalk story asking with a supplied visual (see below) whether those Brooklyn Borough Hall cracks (that are simply supposed to be “fixed”) aren’t actually:
worse than the "cracked and uneven" sidewalk (below) cited by blight-seeking consultant AKRF in the Atlantic Yards Blight Study?
(See: Thursday, January 14, 2010, Blight vs. blight: a battle of the sidewalk cracks.)

The same Wednesday that the Brooklyn Paper wrote its story on sidewalk cracks the New York Times used about a third of page to feature a photo of a city sidewalk crack (probably also less pronounced than the cracks in the AKRF Atlantic Yards Blight Study) as a cause for amusement. See below:
(See: January 13, 2010, Showcase: Pounded Pavement, by Ruth Fremson.)

What struck us in the Times Story was the reference to the fact that these were “typical” sidewalk conditions in Manhattan that can be found “at any point along the way”as one goes on a trip through the city’s theoretically preeminent borough; that plus the suggestion one should only be bemused by rather than mobilizing eminent domain (plus multiple billions of developer subsidy) to fight.

(Below: The Times sidewalk crack article beside some Brooklyn Heights “blight” cracks. As we walked from the elite promenade properties to the Borough Hall along Montague Street and back again on Remsen Street, we found we could not go more than a few yards or feet without another opportunity to take such documenting photos.)
Here is what the Times’ commentary caption on the crack photo (also accompanied by another photo of an oblivious crowd walking above.) said:
In a typical trip along the sidewalks of Manhattan, a pedestrian peering ahead can quickly take in a variety of expressions. Faces in the crowd inevitably reflect concentration and consternation, amusement and bewilderment, determination and aggravation. But glance down at any point along the way, and you may be surprised to see yet another face returning your gaze, like this one, with its faintly reptilian grin.
“Faintly reptilian grin”?: Maybe that grin is what was on the Times editorial board’s face when it recently wrote a fact-starved editorial supporting these current silly “blight” finding pretexts that ESDC is using to hand monopoly development rights over to Forest City Ratner and Columbia University respectively for the proposed Atlantic Yards and Columbia West Harlem expansion. (See: Eminent Domain in New York, December 13, 2009.) - - The New York Times’ uncritical support for eminent domain is apparently new, something that kicked in after eminent domain was used to give the New York Times the Eighth Avenue site (between 40th and 41st) for its new tower (joint venturing with Atlantic Yards Developer Forest City Ratner).

Tuesday, January 12, 2010

Back to Background Reviews in a Sort of “I told You So” Way: Developments With Respect to Prokhorov

This is sort of an “I told you so” update on the background check that public agencies didn’t do on Forest City Ratner’s new business partner, Mikhail Prokhorov.

Previous Perspective on Desirability of a Responsible Background Review

We previously wrote on the subject of public agency background checks with respect to approving project principals and whether the public agencies bringing us the Atlantic Yards mega-boondoggle (the Empire State Development Corporation and the Metropolitan Transportation Agency with the assistance of the City of New York) would try to sidestep a background review and approval for:
Russian oligarch Mikhail Prokhorov as a new proposed owner of the Nets basketball team, the heavily subsidized arena the team is supposed to play in, as well as the rest of the Atlantic Yards project which right now is nothing more than a multi-decade option to monopolize the development potential of 22 acres of valuable Brooklyn real estate. . .
(Friday, September 25, 2009, Should Public Agencies Approve Prokhorov as New Nets, Arena and Atlantic Yards Owner?)

Predicting a (Now Regretted?) Rush Past Review of the Russian

We pretty much predicted that the agencies would engage in such sidestepping, given the hellbent determination of those agencies to continue with Atlantic Yards no matter how many project negatives emerge and accumulate. Sidestep they did! That was even though we noted that on the Brian Lehrer Show Rep. Bill Pascrell (D-NJ), assessed (we thought quite accurately), “I don’t believe this project would’ve been approved by the taxpayers of New York City and New York State if Mr. Prokhorov… was in this from the very beginning. . .”

Now we are wondering whether those public agencies are regretting the reviews they sidestepped. If you refer to our earlier post you will see that back when we last wrote about how the agencies might want to make sure they had looked deeply into Mr. Prokhorov’s background before doing business with him, the allegations about what should be looked into were much simpler. There were the questions raised about Mr. Prokhorov’s alleged importation of a planeload of prostitutes into France and Develop Don’t Destroy Brooklyn was citing accusations raised about Prokhorov’s “asset stripping, abuse of corporate governance and violations of minority shareholder rights” and “the reported link of the Russian aluminum giant, UC Rusal, with organized crime.”

There are times when you are at a public agency doing background checks that you want to hire investigative (detective) agency with international capabilities and then you do so. Business in Russia is tough. We have some (non-wealthy) Russian acquaintances who tell us that they are always suspicious of anyone in Russia with money because they do not believe that in Russia people become wealthy by doing nice things. (For some brand new Wall Street Journal background on Russian wealth that doesn’t mention Prokhorov specifically by name except in the chart showing the owners of Rusal, see: New Détente: Putin, Tycoons Rescue Each Other in Crisis, by Gregory L. White and Alexander Kolyandr, January 6, 2010. And here is a brand new story in the Post, having nothing to do with Prokhorov particularly, about Russian rough play business practices and “misplaced” billions going uninvestigated: Russia scandal looms over top city socialite's storybook rise, by Brad Hamilton, January 10, 2010.)

Chilling New Charge

Why might our ask-no-questions Atlantic Yards-loving public agencies now be regretting their decision not to do a Prokhorov background check? The latest news surfacing that an investigator doing a background review on Mr. Prokhorov would want to look into is this as phrased by Atlantic Yards Report:
a chilling charge surfacing in Moscow raises questions about Prokhorov's business interests and an alleged effort to silence a journalist.
(See: Sunday, January 10, 2010, Russian intrigue; company partly-owned by Prokhorov said to be implicated in plot to kill journalist)

“Silence” in that sentence is a euphemism for “assassinate.” The allegation is that three armed men, reportedly arrested in Russia outside the home of the Australian reporter, John Helmer, were hired to kill Mr. Helmer. The arrested men reportedly had a dossier on Mr. Helmer including a map of his apartment and a special kind of gun that had been used in at least one other similar style killing. Mr. Helmer is saying that he had been tipped off ahead of time by the Australian Department of Foreign Affairs that he would be the target of an assassination attempt. The reason this has raised “questions about Prokhorov's business interests” is because the three men “said they worked for a private security company that had been acting on behalf of Rusal” an aluminum company which is 18.5% owned by Prokhorov (a rounder 19% figure is given in a new Wall Street Journal chart). The reason words like “implicated” are being used is because, as Dave D'Alessandro writes in The Star-Ledger, Helmer is:
. . . the journalist residing in Moscow who has been a pebble in Mikhail Prokhorov’s shoe since oligarchs have been collecting their billions under the protection of a corrupt, Fascist state.

In other words, he’s the kind of journalist who turns up dead once a month or so inside Putin’s Russia.
(See: Weekend Reading Assignment: A Russian Tale January 10, 2010.)

DDDB republished Australian news coverage (Tip-off saves Australian journalist from Moscow plot, the Weekend Australian, Jan. 9, 2010) reporting that Helmer says he “might have been targeted because of his aggressive reporting on powerful Russian businessmen” mentioning specifically as one possibility the name of “42-year-old billionaire Oleg Deripaska” but not Prokhorov. (A Bigger Gun Problem for NBA Commish Stern? Alleged Plot To Kill Moscow Journalist, 1.10.10.)

The Number of Assassination Plots Rises. . .

As we said, business is tough in Russia. And apparently sports ownership too. Mentioning assassinations, Russians and Prohorov all in the same article had us remembering back to a No Land Grab November 6, 2009 post regarding two other stories appearing in the press more than a month after we has suggested that public agencies ought not to be sidestepping the responsibility of doing background checks.

Here from Deadspin, a sports blog:
. . . Shabtai Kalmanovich, one of Prokhorov's partners in post-Soviet billionaire sports owner crime, was murdered on Monday. Kalmanovich is the owner of the Spartak Moscow women's basketball team that is famous for shelling out big bucks to sign WNBA stars like Lauren Jackson, Sue Bird, and Diana Taurasi. He was also gunned down on the streets of Moscow when another car pulled up alongside his and opened fire. Yeah, not exactly a random act of violence.

Police say they believe that the murder could be linked to Kalmanovich's business activities, and maybe even "his prominent role in Russian basketball."
(See: Owning A Russian Basketball Team Can Be Hazardous To Your Health.)

The other article in the New American (The official publication of the John Birch Society- quoting, in part, the New York Times!) argues against the National Basketball Association giving Prokhorov a clean bill of health in its own background vetting process now going on. (More on this later.) Here are quotes from that article:
Prokhorov is now going through the NBA's vetting process. "Like any prospective owner, Prokhorov will be investigated by the N.B.A. and a security firm that specializes in risk management," reported the New York Times. "They will try to ascertain his net worth, debts, character, associates, personal history and integrity. The process is designed to rule out inappropriate buyers who lack financial clout or present public-relations risks* to the league."
[* Just to emphasize again, this process was something not done by our public agencies.]
Looking into Prokhorov's past is not going to be an easy matter. "Russian oligarchs are an unusual group of capitalists by Western standards," noted Times writer Richard Sandomir. "David E. Hoffman, the author of The Oligarchs: Wealth and Power in the New Russia, said that men like Prokhorov emerged from a business climate that had 'no rule of law, a lot of shadiness, a lot of violence and coercion.'"

* * * *
There are other colors also associated with Russian joint ventures: green, for huge sums of laundered money, used for bribes and corruption; and red, for lots and lots of spilt blood. Some of the most recent blood comes from Prokhorov's old business partner, Shabtai Kalmanovich, owner of Spartak, the professional Russian women's basketball team. He was slain on November 2 in classic gangland style. Kalmanovich's black Mercedes-Benz was sprayed with submachine-gun and shotgun blasts from a passing vehicle.

* * * *
The identity of the perpetrators of the Kalmanovich hit and their motive have been open to speculation. Various news accounts suggested it could be attributed to revenge by former business associates or a move by Russian mafia figures to take over his operations. More likely, Kalmanovich's demise was part of the reconsolidation of "The Party's Gold," as reflected in the Putin regime's ongoing renationalizing of business assets of Russian oligarchs.

* * * *
Prokhorov, the charming, brilliant wunderkind is the front man for a ruthless underworld run by the KGB-FSB and its minions in the Russian mafia. Russian oligarchs like Prokhorov, Kalmanovich, Boris Berezovsky, Roman Abramovich, Alexander Lebedev, and Mikhail Khodorkovsky did not become billionaires virtually overnight because of their business acumen and financial genius. They were provided with special privileges and massive state assets to serve a strategic political agenda.
(See: Dangerous Connections: NBA and the KGB, by William F. Jasper, Friday, 06 November 2009 10:06.)

As we have pretty much said already, our public agencies (ESDC, the MTA and good ol’ NYC) were either exhibiting phenomenally bad judgement in sidestepping a background review for Prokhorov or they were truly politically hellbent to have Atlantic Yards go forward no matter what and were not inclined to expose themselves to adding still more to the list of negatives known about the mega-project.

Does Mr. Helmer Indeed Speak Critically of Mr. Prokhorov?

Back to Mr. Helmer: Is the supposedly assassination-targeted reporter “a pebble in Mikhail Prokhorov’s shoe” as the Star-Ledger reports? We think so, but we found something in Wikipedia that seems to say the opposite. Under “Career” subheading “Controversies” it says:
However, other Russian controversial businessmen such as Norilsk Nickel owner Vladimir Potanin or his former business partner Mikhail Prokhorov are never negatively portrayed in Helmer’s blog.
(See: John Helmer (journalist).)

Judging for ourselves that Wikipedia assessment doesn’t seem to be very accurate at all. We went looking for the kinds of things Mr. Helmer has written about Mr. Prokorov. (Atlantic Yards Report in its story about the attempted Helmer assassination has also provided links to look at.) We provide you, for your own assessment, some of what we found. While we think that what appears below is unquestionably negative about Mr. Prokhorov the Star-Ledger offers that Mr. Helmer is possibly “a fair bit over the top in his pursuit of truths” though “a fascinating and talented fellow.” That being said we won’t try to sort out the accuracy of what Mr. Helmer is saying but just observe that it is negative in tone. In other words, he does sound like the Prokhorov “pebble” described. As indicated, some of the below is written by Mr. Helmer himself and some of it is written by others about what Mr. Helmer has said or reported.

This supports the New American’s notion that the Putin-powers-that-be may not be happy with Prokhorov taking capital out of Russia:
. . Prokhorov has been acutely sensitive to the coverage he has been getting in the American media for some time, . .

* * * *

New York and New Jersey media coverage of the deal [becoming the part-owner of the New Jersey Nets] casts doubt, not on the reported details, but on Prokhorov’s acumen. New York sources say that opposition to the building of the stadium is popular and powerful. “If Prokhorov thought the Red Directors were a drag, wait till he meets the Brooklyn Brownstoners,” says one.

An analyst for an American sports internet publication commented on September 17: “if he were actually so shrewd, why invest in any franchise, much less a money pit like the Nets? The Brooklyn stadium has been a boondoggle to say the least, and there’s no history of this franchise grabbing a hold of that crucial NYC market.

* * *

Putin and Sechin can read enough English to appreciate the punchline: “his decision to pursue the Nets means that his wealth may be a stroke of luck, not good judgment.”

* * *

Is Medvedev seriously contemplating carte-blanche for Prokhorov to invest in American basketball?

Even a champion brown-noser among Canadian sports reporters, Eric Reguly, couldn’t find in Prokhorov’s basketball and business strategy the hint that he might invest in US sports losers.

* * * *

Sources who have followed Prokhorov for a long time, including those who have worked for him, suggest that his deals can be the predictable result of his suffering what he imagines to be a personal insult. The sources suggest that whenever Prokhorov thinks his amour-propre has been injured, he spends money on schemes of revenge.

* * *

But times change, and buying into the Nets appears to be a different story. If Prokhorov hasn’t applied for, and received Kremlin permission; and if he goes ahead with the deal, then he may be signaling that his pride has been hurt. Buying an American asset for half a billion dollars is his way of showing sangfroid.
(See: Watch Micky Dribble the Ball – Prokhorov's American Move Is a Buzzer Beater Before Kremlin Disqualifier, By John Helmer in Moscow, Friday, September 18th, 2009.)

From the New Yorker site this about Helmer:
This week's news about Prokhorov and the Nets began circulating as a rumor in Russia in July. How he managed to clear the proposed deal with Putin is unknown. The Moscow-based business journalist John Helmer has somewhat ingeniously speculated that an earlier rumor from the summer, about Prokhorov buying the Italian soccer team Roma, is connected to this: that Silvio Berlusconi* asked his friend Putin to find someone to bail out Roma, and that Prokhorov is in fact buying Roma as a condition for being allowed to buy the Nets. Helmer counts up the damage: (Click to read more.)
[* FYI: In the small world of power players, Berlusconi is Michael Bloomberg's neighbor in Bermuda.]
$330 million in cash down and pledged money—more than twice what a reasonable man would pay for a football club in a faraway place—in exchange for a permit to spend $700 million on a loss-making basketball team in another faraway place.

Well, perhaps. The ordinarily hyper-sarcastic Russian press, for its part, has been unnervingly straitlaced about the news.
(See: September 23, 2009, New Yorker blogs, Keith Gessen: Meet Mikhail Prokhorov.)

Here is Helmer’s speculation about how a RICO lawsuit (a civil racketeering lawsuit) could be brought against Mr. Prokhorov:
So here we are now in New York, where the mayor, a 5 foot-6 inch fellow named Michael Bloomberg, has spent $85 million to make sure noone has a chance of contesting the mayoral election against him on November 3; actually, by then he will have spent between $110 million and $140 million. With money like that, you might say the racket is already in power in New York City, and RICO is Mayor. So, you might also ask – how is it possible to file a lawsuit in a town whose mayor is Bloomberg against a Russian bad guy, whose legal exposure is that he conspired to make a lot of money, and got rid of any competition that stood in the way, mostly by paying for it to go away.

Hey Rico! Meet Micky Prokhorov – a man whose record for violating US-type stock manipulation and asset stripping regulations was allegedly so bad, an Englishman with an inherited title made the allegation in public. That man, Patrick Gillford (Lord Gillford, son and heir of the 7th Earl of Clanwilliam) made a lot of money himself working on projects which, according to Prokhorov, were paid for by Vladimir Potanin, Prokhorov’s original business partner in Moscow. Because Prokhorov was fighting Potanin for control of Polyus Gold, the listed goldmining company, whose stock they shared in roughly equal blocs, and because Gillford occupied a seat on the board as a purported independent, Prokhorov retorted in public that Gillford was toeing Potanin’s line, because he was being rewarded, and so wasn’t independent at all.

* * * *

A year on, and now that Mayor Bloomberg is backing Prokhorov to buy with some of his own, but mostly borrowed money, the Nets basketball franchise and a control stake in a Brooklyn real estate development, investigators from New York have been asking Gillford and Ryan to repeat what they said about Prokhorov’s business practices in 2008. But they refuse. Gillford is still sitting on the board of Polyus Gold; Potanin has cut his losses and sold out; and Prokhorov controls the company without challenge. Recently Ryan let slip: “In the end he didn’t have to steal the company’s assets, so what’s the point of repeating last year’s complaints that he might?”

* * * *

If Bloomberg’s New York doesn’t have civilization, it’s unreasonable to expect it of Putin’s Russia. So it ought to be understandable that Russians are only too glad to see more of fraud and subversion, in order to feel less compelled by force. They feel sorry for New Yorkers who think the only racketeers they will ever see perform are between the advertisements in replays of The Sopranos.

For Russians, the difference between Prokhorov and a civilized New Yorker like Bloomberg or Bernard Madoff is that there isn’t a difference; and that the only people who don’t realize this, and buy their promissory notes, are fools who ought to know better. And if they don’t, it’s a mitzvah to relieve them of the money they hardly deserve to keep. Madoff doesn’t count now, so you might ask Mayor Bloomberg whether he thinks Micky Prokhorov is that kind of mark.
(See: Hey Rico! Hey Micky! Hey Vova! Whaddya Say? by John Helmer - Tuesday, October 27th, 2009.)
“The question arises, at least from here in Moscow: Does the NBA commissioner think it’s his duty to do what it considered due diligence?” asked John Helmer, a former Carter Administration official who has run an acclaimed business news service in Russia since 1989. “And in the United States — particularly in New York State — you have to believe that an oligarch is open to investigation.”

The investigation will be conducted by NBA commissioner David Stern’s own legal team, but given the league’s desperate need for investors with deep pockets who can also expand their fan base into new markets, cynics would suggest that Prokhorov will get the feather-duster treatment.
(See: Questions still remain about prospective NJ Nets owner Mikhail Prokhorov
By Dave D'Alessandro, The Star-Ledger, September 27, 2009, 12:08AM.)

Public Treatment on Prostitute Planeload Possibly Different

As we said, our state agencies decided to let the accusations with respect to the planeload of prostitutes pass without provoking any kind of background investigation. We find out from the same article above (quoting Helmer again) that in Russia that incident had far greater consequences with respect to public reaction and what Prokhorov was allowed to own.
On the night of Jan. 9, 2007, Prokhorov was vacationing with friends at Courchevel, a ski resort in the French Alps, when he was arrested on suspicion of providing prostitutes for his guests. He was jailed in Lyon and released without being charged four days later, but his partner used the incident to denounce Prokhorov on state television and force him to give up his 26-percent stake in Norilsk Nickel.

The settlement was complicated: Prokhorov agreed to sell his Norilsk stake for a combination of cash and shares in Rusal, the billionaire Oleg Deripaska’s aluminum monopoly. That went into bankruptcy last year, leaving Prokhorov with several billions in cash, worthless shares, and a substantial IOU — “owed to him by people who can’t pay,” as Helmer put it.
Counting the Many Ways to Regret

We wonder not only how much the agencies that bypassed doing a background review on Prokhorov are regretting but also the reasons they may be regretting it now. Certainly, the assassination talk and being in the dark about where it might lead should be uncomfortable but, ironically enough, things are now shaping up to the point where we may be about to discover that Forest City Ratner itself wouldn’t be able pass an initial agency background check. That is because of the way that things are developing with respect to a federal investigation into the Forest City Ratner’s bribing of public officials with respect to their Ridge Hill project in Yonkers. For more nuance about how that investigation might unfold,* including how the New York Times went incredibly out of its way to characterize Forest City Ratner’s payments to public officials as not likely to be illegal, see our last post: Got “Bilked?” The New York Times Biased Report on Federal Investigation Involving Forest City Ratner (Thursday, January 7, 2010). Remember that the Times has its own business relationship with FCR: Their joint venture used eminent domain to acquire the site for new New York Times building at a low cost.

(* We read about how: Daniel Goldstein, who Bruce Ratner is trying to remove from his apartment at the site via politically connected eminent domain recently commented that he decided to pick out new colors for his baby’s room after reading a federal indictment of Yonkers officials. “I’m certainly not preparing to find somewhere else to live when he (Bruce Ratner) potentially…has a new place to live behind bars”.)

Getting Out of Contracts When There Are Background Problems

So if the public agencies had done a background check on Prokhorov they might not now be having to think about the ugly position that an unfolding of the Ridge Hill investigation could put them in. There may come a point where the public agencies are going to need to look at unwinding transactions with Forest City Ratner. What has already been reported about Forest City Ratner’s payments to public officials in connection with the Ridge Hill project would certainly have posed a threshold problem at the agencies where I used to work and would have required quite a lot of explaining if a clearance to proceed was going to be given. In this case, ESDC (and its Byzantine cohort of sister agencies) have actually proceeded to issue bonds for the proposed basketball arena. It is of course messy to have contracts to unwind, but perhaps compounding the situation even further is the fact that because the bonds were closed with many aspects of the of the real estate side deal in escrow or to be performed in futuro, the contracts are in many respects executory in nature (characterized by unperformed obligations) and it is therefore hard to make excuses not to terminate them.

No NBA Approval

One example that highlights this takes us back to the NBA’s vetting of Mr. Prokhorov. It still hasn’t been completed. The Official Statement for the transaction documents and FCR’s SEC filings indicate that even though tax-exempt bonds have been issued for the basketball arena the Atlantic Yards deal is expected to fall apart if NBA approval for Mr. Prokhorov is not furnished. (See: Thursday, December 31, 2009, So, where's the $324.8 million more for the arena going to come from?, Tuesday, December 08, 2009, FCE anticipates "groundbreaking in the fourth quarter" (could be January); AY mortgage delayed (hard bargain or cash-flow problem?, and Tuesday, December 15, 2009, "Junkyard Bonds" get tossed in garbage truck, but are state officials listening? What about the "loophole" allowing the BALDC to avoid scrutiny?)

That then is another headache for public officials who now ought to wish they had done a background check since it now could become more likely that Prokhorov won’t be approved by the NBA.

Here is an interesting turnaround thought: Could the NBA become more concerned about approving Prokhorov because events with respect to Ridge Hill now make them more concerned about the ownership approval they previously gave Forest City Ratner. Since FCR would probably sell the team if Prokhorov is not approved, such a non-approval could garner the NBA a two-for-one housecleaning (and some better press).

Races To Clean Up?

Why might the NBA want a clean house? Because you never know who is going to be investigating these things or how deep they will go. For instance we now know that Assembly Member Richard Brodsky is collecting a sizable $1.3 million war chest to run for state attorney general to replace Andrew Cuomo. Brodksy has laid claim to the mantle of an investigator of public authorities and stadium finance abuse so he really can’t afford to be shown up by not pursuing and vowing to pursue these and the many related juicy opportunities for investigation. By the same token other candidates looking to get ahead of Brodsky may want to show that they can beat him at what he has declared to be his own game.

If the multiple candidates competing for the office of attorney general are all clued in to the fact this is where the action is, can Cuomo, who is expected to run for governor against incumbent David Paterson, afford to let the grass grow under his investigative feet, especially when he has already been asked to investigate Atlantic Yards and is already investigating some interrelated abuses with respect to Willets Point? If Cuomo pursues the Atlantic Yards and related boondoggles as he should (and that would also be a sweet strategy for challenging David Paterson), can Paterson afford not to finally start addressing these matters he has neglected?

There is enough brewing here that, if it explodes, would seriously hamper Cuomo’s or anyone else’s run at the governorship. It is possible to think of it in even bigger terms: An explosion of these matters would be national news. . . You know, the kind Jon Stewart covers on The Daily Show? Forget the governorship: Politicians caught napping when these matters blow up would hardly be able to set foot on the national stage afterwards.

Thursday, January 7, 2010

Got “Bilked?” The New York Times Biased Report on Federal Investigation Involving Forest City Ratner

What’s your definition of “bilk”? We think that these days “bilk” generally evokes the concept of someone being swindled out of something valuable by fraud, trick or deceit, as in any of the following usages in the New York Times (here and here- at the risk of going just a tad too far to be sure we make our point):
. . . Irving Picard, the trustee for the investors bilked by Bernard L. Madoff, . .

. . . where Mr. Stanford, 59, has been held since he was indicted in June on charges of bilking investors through a scheme involving Antiguan bank certificates.

Marc S. Dreier, once a high-flying New York lawyer who orchestrated an elaborate fraud scheme that bilked hedge funds and other investors of $700 million. . .

Corporations bilking customers for profits with whiz bangs and geegaws?

The military industrial complex and crooked war profiteers bilked us many times over the bank bailout cost. . .

. . The New York Times detailed how Wachovia had provided bank services to fraudulent telemarketers who bilked the elderly of hundreds of millions of dollars.

A man convicted of bilking Colombians out of hundreds of millions of dollars in a pyramid scheme has been extradited to the United States.

. . . the plaintiffs sued Interior in 1996, alleging that Interior's mismanagement of the land accounts had bilked American Indians out of billions of dollars since the accounts were created in 1887.

. . . Texas financier R. Allen Stanford’s trial on charges he bilked investors out of $7 billion as part of a massive Ponzi scheme . .

Accused Florida Ponzi mastermind Scott Rothstein has decided to plead guilty to charges he ran an investment scheme that bilked clients out of more than $1 billion . . .
Times Says Ratner Was "Bilked" by Public Officials

Why do we want to be so sure of the meaning conveyed by the New York Times use of word “bilk”? Because of the story the Times wrote today about a federal corruption case in Yonkers where three individuals, two of them public officials, have been indicted for taking improper payments in connection with two development projects in Yonkers. One of them is Forest City Ratner’s $630 million, 1000-apartment, 81-acre Ridge Hill project. The Times reported that Forest City Ratner has allegedly been bilked by the public officials. Specifically, the Times article said that the indicted public officials:
. . are accused of bilking two developers of tens of thousands of dollars and funneling the money and other favors to Ms. Annabi in return for her support.
(See: Ex-Official in Yonkers Faces Charges of Corruption, by Nate Schweber, January 6, 2010.)

Ratner, a Specialist in Public Officials, Is “Bilked”?

So the Times is reporting that Forest City Ratner, a real estate firm whose specialty is collecting government subsidies through its relentless cultivation of public officials, was outsmarted (as the press release from the U.S. Attorney’s Office for the Second District says) by:
SANDY ANNABI, the former Democratic Majority Leader of the Yonkers City Council, charging her with conspiracy, bribery, extortion, false statements, and tax crimes. The Indictment also charges ZEHY JEREIS, the former head of the Yonkers Republican Party, and ANTHONY MANGONE, a Westchester County attorney
How ironic that the very same day, prior to news of the indictments emerging, Atlantic Yards Report had run two stories about the additional new funds in the form of campaign contributions that Forest City Ratner was sending in the direction of New York politicians it hopes to influence. Two of those politicians are public officials who have been asked to investigate Forest City Ratner’s Brooklyn Atlantic Yards project: Andrew Cuomo, the State Attorney General, and Thomas DiNapoli, the State Comptroller. Cuomo is, of course, also valuable for Ratner to cultivate since Cuomo is likely to become governor after challenging the sitting governor, David Paterson, in the primaries. (See: Wednesday, January 06, 2010, Ratner, no longer a campaign contribution "refusenik," is already investing in Cuomo and DiNapoli 2010 and Wednesday, January 06, 2010, More "sewer money" from Forest City to Housekeeping accounts, including $10,000 from a Cleveland Ratner to New York Senate Republicans.)

Public Official’s Pathetic End of the Deal

But is the Times anywhere near accurate in representing that well-heeled Forest City Ratner got the short end of the bargain when Ms. Annabi sold her City Council vote to approve Forest City Ratner’s $630 million 81-acre project? The Times’ own story makes Ms. Annabi’s end of the bargain sound rather pathetic:
“She went from council member to council member for sale,” said Joseph M. Demarest Jr., the assistant director in charge of the New York field division of the Federal Bureau of Investigation. “She sold her vote for baubles and trinkets.”
And the Times reported that the Forest City Ratner Ridge Hill project “is the city’s largest private undertaking.” It sounds to us instead as if Forest City Ratner got a pretty good deal and likely everything it was bargaining for. It doesn’t look at all like it was swindled.

How It Adds Up In the Ratner Scheme of Things

Without any apportioning, the Times reports that for both the Forest City Ratner project and the other project involved Ms. Annabi allegedly accepted a figure just under $167,000. Mr. Jereis was also receiving funds at the rate of $5,000 a month for 12 months. The two January 6th Atlantic Yards Report stories mentioned above (subtracting to prevent double counting) respectively report on $20,600 and $72,064 in campaign contributions. And that’s nothing when you move on to start aggregating Ratner’s other expenditures for influencing politicians like the $400,000 that was paid to former U.S. Senator Al D’Amato’s lobbying firm “in 2006 and 2007 to lobby federal legislators regarding eminent domain and other issues important to the developer of the $4 billion Atlantic Yards project in downtown Brooklyn.”

As we previously made the point, Forest City Ratner is a mega-maestro when it comes to cultivating politicians for the purpose of subsidy collection and their other goal, the avoidance of competition.

Misuse of “Bilked” Misleads on Necessary Distinctions

A lot hinges on the inaccurate impression the Times conveyed with its apparent misuse of the word `bilked’ including whether Forest City Ratner will likely, itself wind up indicted or cripplingly besmirched. The way the Times reports it, it seems as if neither of these things is likely to happen, but the Times has notoriously displayed a continually recurring bias when it comes to reporting about Forest City Ratner. Yet again, the Times article on the ongoing federal investigation is another instance where the Times did not report its business partner relationship with Forest City Ratner.

In our professional life as a public official we often encountered firsthand the quandary and importance of making certain distinctions along these lines. Background searches on candidate firms that public agencies are deciding whether or not to do business with sometimes disclose situations where those firms have had documented interactions with organized crime. (Real estate and construction can be a rough business.) It may be clear that a firm paid bribes to criminal intermediaries to obtain the award of construction contracts by a rigged bid. Often enough, public officials were involved. The question then becomes whether the firm can be considered the victim, whether it can be considered to have had no choice but to pay a gate-keeping criminal enterprise in order to obtain business that it should otherwise have been freely able to obtain by honest bid. On the other hand, the firm is not always the victim. Sometimes the firm itself initiated events because a rigged bid, sidestepping a legitimate one, was its preferred option for obtaining the contract.*

(* We must note that in the case of Atlantic Yards there was never any meaningful competitive bid on the proposal to give Forest City Ratner a monopoly on the 22 acres it sought and was awarded. This was apparently due to Forest City Ratner’s political influence.)

Depending on How the Story Is Told . . .

You can see that the distinctions are not easy to make and will depend on how someone tells the story and shades the facts. While a jury needs proof beyond a reasonable doubt to hand down a criminal conviction the question of whether a public agency should do business with a firm that was not actually convicted involves many more shades of gray. (It’s usually the people working at a firm who get convicted, not the firms themselves. If individuals do get convicted, they get replaced, though sometimes the same pattern of conduct is repeated by those who step in to replace them.)

We lay out the importance of making these distinctions because essentially the same issues are coming into play with respect to what will happen vis a vis Forest City Ratner in the ongoing federal investigation in Yonkers. Was Forest City Ratner the victim or was it willingly complicit or perhaps the initiator of the scheme? Was it extorted against its will to bribe Ms. Annabi or, given that it was a rather good deal for them, was it exactly what FCR wanted? If it was the latter, then Ratner was not the victim: Instead it was the Yonkers public that was “bilked” by Ratner’s scheme. Tellingly, as to whether Forest City Ratner was willingly going along with the conspiracy that was charged, it has been reported that:
At no time during these meetings and agreements with Jereis did Ratner go to the FBI, according to two sources familiar with the investigation.
This was not in the Times story. (See instead: Yonkers pol Sandy Annabi took bribe to OK Ratner deal, feds say, by Robert Gearty and Greg B. Smith, January 7th 2010, Daily News, Thursday, January 07, 2010, From the U.S. Attorney on the Yonkers case: "the developer enlisted the [now-indicted] Jereis," but he "demanded" a consulting contract from FCR and Forest City Ratner Allegedly Did Not Tell the FBI About Political Operative's Alleged Bribery Scheme.)

We are also left wondering how one of the scheme quid pro quos that is alleged with respect to Zehy Jereis, the other public official, could have been effected without Forest City Ratner’s willing complicity: Two weeks after Annabi switched her vote Forest City Ratner signed a contract hiring Jereis as a "real estate consultant" for $60,000 at $5,000 a month. If it was after the vote had already occurred, what compelled Forest City Ratner to follow through on executing that contract except for “honor among thieves” and perhaps wanting to have a good reputation in place when they sought to buy their next politician?

An Updated Map of Forest City Ratner’s 50+ Acre Prime Brooklyn Real Estate Mega-Monopoly

(Above: Our updated Ratner mega-monopoly map.)

We realized the other day we needed to update the map we generated showing the 50+ acre mega-monopoly that government officials are giving Forest City Ratner (via eminent domain abuse) of the most densely “zoned”* and accessible commercial properties sitting astride most of Brooklyn’s “public” subway lines. (See: Saturday, November 21, 2009, Mapping Out Forest City Ratner’s Monopolistic Strategy of Subsidy Collection and also Wednesday, January 6, 2010
Noticing New York Testimony at Senator Perkins’ Hearing on New York State Patterns of Eminent Domain Abuse)

(* “Zoning” has actually been superseded by an override permitting extra density.)

We realized our map needed to be updated because reading some vintage Atlantic Yards Report articles it struck us that if we didn’t include the three new towers Forest City Ratner plans to build atop the Atlantic Center mall we would have persisted in the mistake of helping Forest City Ratner hide “in plain sight” these three additional towers (and the full scope of FCR’s plans for the Atlantic Yards.) (See: Monday, May 15, 2006, Hidden in plain sight: new towers over the Atlantic Center mall.)

(Above: From Atlantic Yards Report coverage, which contains other original renderings provided by the developer, a clear identification of the three new towers Ratner is putting atop the Atlantic Center mall.)

People have gotten into the habit of speaking of Ratner’s proposed Atlantic Yards megadevelopment as if it is a sports arena plus 16 enormous towers. It’s understandable that people don’t fully appreciate that it's really even bigger than that because the project was deceptively disclosed to the public; among other things its description was divided up into a memorandum of understanding that the public was originally told about and another “secret” MOU discovered later, revealing that there was still more to the megadevelopment. It is quite confusing to parse out. Suffice it to say that the plans are for 19 new towers to be owned by Forest City Ratner, not 16, bringing the total on the entire set of adjacent blocks to 20 Ratner-owned towers (there is an already existing tower over the Atlantic Terminal mall previously shown by Google on our map), plus the arena, plus the two shopping centers. Then there is all the other property Ratner is collecting atop the Brooklyn subway lines, like the 17+ acre (and growing?) MetroTech. (Our map has also been updated to depict the tower of Ratner’s 80 DeKalb.)

The three towers typically forgotten about will constitute 1.25 million square feet of residential and commercial development over the Atlantic Center mall. For comparative reference, Ratner got ACORN to sign on to support and withhold criticism of a project that was 7.799 million square zoning feet, so this increases the megadevelopment at least 16% over what even ACORN “signed on” for. Of course this is not to say ACORN was itself swindled by the way these three other towers were put on the side: we’ve long maintained that ACORN was just in it for themselves and never negotiated anything for the community’s benefit. But for the record, this makes the percentage of affordable housing theoretically "negotiated" by ACORN even smaller. (See: Thursday, July 24, 2008, Falling Acorn! How Far from the Tree? and Saturday, June 28, 2008, Selling out the Community for Beans (A Giant Wrong).)

Resource Links:

Here are some handy resources if you are researching the plans for the three additional towers or the “secret” MOU involved in tying the megadevelopment plans together (the third link is especially helpful in trying to parse things through acurately):

Monday, May 15, 2006
Hidden in plain sight: new towers over the Atlantic Center mall

Wednesday, August 09, 2006
Why the Atlantic Center mall is blighted (and it's not the design), as per ESDC

Thursday, May 04, 2006
Building bigger at Site 5: a correction and clarification

DDDB Reveals Secret Agreement Among Bruce Ratner, New York City and State.
Besides Private Memorandum of Understanding, What Else is Bruce Ratner Hiding?
“So, instead of about 1.6 million square feet of development over the the Atlantic Center Mall–separate and apart from the square footage of the "Atlantic Yards" proposal–there will be approximately 1.25 million square feet of residential and commercial development over the Mall, sometime before 2010 according to FCR. The 328,272 square feet added to Site 5 increases the size of the structure over that parcel to 636,000 square feet of development.”
DOUBLE DEALING While heralding Atlantic Yards, city & state officials quietly agree to let Ratner build atop adjacent sites
By Jess Wisloski
The Brooklyn Paper

Private Memo Guarantees Ratner Space
By DANIEL HEMEL, Special to the Sun, August 18, 2005

Wednesday, January 6, 2010

Noticing New York Testimony at Senator Perkins’ Hearing on New York State Patterns of Eminent Domain Abuse

We attended and testified at yesterday evening’s hearing by Senator Bill Perkins on eminent domain abuse. One probable reason the hearing was being held now is because of the spotlight of the Appellate Division’s decision in the Columbia University expansion eminent domain case accentuates the need to address patterns of abuse by the public agencies involved (particularly misconduct by the Empire State Development Corporation) together with the fact that the findings of public agency misconduct in that case now need to be squared with decisions that must be made about very similar misconduct by the very same public agency and officials in the Atlantic Yards case. A lot will inevitably be happening. Among other things we consider that the public agency misconduct in New York is ultimately likely to go up in one or more cases for review by the U. S. Supreme Court.

Extra Tension Afforded by Overlay of Newly Emerged Federal Indictments of Public Officials

Adding to the drama, the intricacy and the stakes involved, just today the U.S. Attorney’s Office for the Second District put out a press release announcing that Forest City Ratner, the developer/subsidy collector and the most central player in the Atlantic Yards eminent domain abuse case is, in essence (but not yet technically), an as yet unindicted coconspirator in a federal corruption case in Yonkers involving one of its projects. The investigation is ongoing so additional indictments can be predicted but initially three public officials have been criminally indicted in a joint FBI/IRS investigation:
SANDY ANNABI, the former Democratic Majority Leader of theYonkers City Council, charging her with conspiracy, bribery, extortion, false statements, and tax crimes. The Indictment also charges ZEHY JEREIS, the former head of the Yonkers Republican Party, and ANTHONY MANGONE, a Westchester County attorney, with conspiracy, bribery, and extortion in connection with two real estate development projects within the City of Yonkers which were pending before ANNABI.
Senator Perkins’ Opening and Requested Moratorium

Senator Perkins has requested Governor Paterson to declare a moratorium on eminent domain until reform legislation is passed. Here is some of what said in his opening statement to the effect that something is seriously amiss in this state when it comes to the conduct of our public officials:
The Appellate Division’s Kaur decision only affirms the need for reform. The decision noted a pattern of bad faith.

* * *

In fact, conservative columnist George Will recently published an article titled, “Avaricious Developers and Governments Twist the Meaning of "Blight.”. In it he addressed what he called the, “life-shattering power of eminent domain.” He talked about ESDC.s actions in this case and also in the Atlantic Yards case. He concluded that these are examples of “pre-textual takings” where government uses “trumped-up accusations of blight to concoct a spurious “public use. for a preconceived project.” In fact, the Kaur decision notes that the property in question was not considered blighted until Columbia decided it wanted to own it. As Mr. Will puts it, “liberty is under assault…this time by overbearing American governments.”

I could not have put it better myself. When you get someone who skews to the left as much I do, an upstate Republican like Senator Alesi, and a conservative icon like George Will to agree on public policy…you have certainly created strange bedfellows. Clearly, something is amiss. Property rights are not safe. If you own property in an area targeted by the government and you do not want to sell, you are now a hostage. You are being mugged. It’s like you have no future. It makes no sense to improve your property. You can’t sell it on the open market. It’s hard to find tenants. Everybody, including you, knows that your property is marked for destruction. That is a problem.

But there is one sentence from the Kaur decision that really, really bothers me. The majority opinion quoted a recent article: “”few policies have done more to destroy community and opportunity for minorities than eminent domain.””
Our Noticing New York testimony was to similar effect. Here follows first the written testimony handed in and thereafter our shortened oral statement version of that testimony. Following our testimony, we have a few concluding observations.

* * * *
Noticing New York Written Testimony


January 5, 2010

Senator Bill Perkins
Office of State Senator Bill Perkins
163 West 125th Street, Suite 912
New York, New York 10027

Re: January 5, 2010- Hearing on Need for Eminent Domain Reform

Dear Senator Perkins:

This comment is being offered in the name of Noticing New York, an independent entity dedicated to the proposition that developing New York and appreciating New York go hand in hand.
1. A Professional’s Perspective. I am here as a lawyer, urban planner and former senior public development finance official for the state finance authorities to tell you that not only is the need for eminent domain reform as desperate as it could possibly be but that reform will be trickier than you think.

2. An Out of Control Migration to a World of Topsy-Turvy Opposites. We can no longer speak euphemistically about a need for greater transparency at the state public authorities. When it comes to the abuse of eminent domain our perpetrating public authorities are so absolutely out of control that everything is topsy-turvy; almost every crucial concept is taken to mean its opposite.

3. “Public”Purpose Means “Private” Monopolies. One might think that reforming eminent domain should be as easy as writing into law provisions to say that private property should only be taken for “public use” or for “public benefit,” perhaps including something in the constitution for emphasis and to assure the rights of the individual against marauding public officials. But we know that both the state and the federal constitutions already say that private property can only be taken for “public use,” and even the current eminent domain procedure law says that takings should be for “a public use, benefit or purpose.” But in New York the principal purpose of eminent domain is now that of putting property into private hands and agencies now specialize in delivering vast monopolies to the likes of Columbia University and Forest City Ratner.

Columbia wants the exclusive, long-term right to develop 17 acres in West Harlem, thus adding to the approximately 36 acres it owns further south. Similarly, Forest City Ratner wants the exclusive, multi-decade right to develop 22 prime Brooklyn acres adjacent to another eight it has already been given, shutting down public streets, avenues and sidewalks that for an expansive 30 acre mega-monopoly upon which it is securing the special right to build, in addition to two shopping centers, an arena and a total 19 towers that will create the densest area of the city, the densest area in North America. Together with the 17+ acres of MetroTech and Forest City Ratner’s other nearby Brooklyn properties, this will consolidate ownership in Forest City Ratner more than 50 acres of Brooklyn’s most densely “zoned”* and accessible commercial properties sitting astride the public subway lines. (* “Zoning” has actually been superseded by an override permitting extra density.)

Ergo, abuse is now reversing traditional thinking that eminent domain was once viewed as a tool to thwart the accumulation of land in huge privatized monopolies.

4. Provision for Judicial Review Means None Is Possible. One might think that legal protection would be achieved if laws were written to say that our courts should review whether the state and federal constitutions are observed and whether “a public use, benefit or purpose will be served by the proposed acquisition.” But § 204 (B) (1) and (4) of the eminent domain law say that the Appellate Division and the Court of Appeals are supposed to review whether there was such a public purpose. In New York, however, this provision for review has been interpreted to mean the reverse; to mean that courts cannot review or question whether these private purpose thefts by eminent domain have a public purpose.

5. Blight Means Coveted Property. “Blight,” an important word in eminent domain law, doesn’t mean “blight” anymore since the majority of the property in the city now qualifies as blighted, (including the recently bought homes occupied by the Brooklyn Borough President and Forest City Ratner’s own officers). “Blight’ now simply means any land coveted for by a developer.

6. “Economic development” Means “Stagnation.” “Economic development” programs now mean programs that will bring stagnation and real blight. (I’ve personally seen the devastation in Kelo’s New London, Connecticut.) Developers like Columbia and Forest City Ratner covetously target our most vital up-coming neighborhoods, but when these neighborhoods are gifted to them without bid they don’t value the property they have received for what its worth: Valuable properties are torn down, allowed to deteriorate and lie fallow, perhaps being used as parking lots for decades.

7. Pliable Law, Pliable Privatized Public Officials. When the law is so utterly pliable that every word can mean its opposite we would hope that state officials would have the rectitude to be guided by the spirit of the law. Unfortunately, we find that our public officials are even more pliable than the law. This is why the situation is so desperate: Officials at highly political agencies like the Empire State Development Corporation (“ESDC”/”UDC”) are no longer in service to the public, they are part of a crew of privateers, pirates sailing in the developer’s boat where the developer’s wish is their command. Moratorium on eminent domain projects underway is therefore essential, and since these involve a kind of collusive theft and sale of public office we suggest criminal investigation is also in order. Eminent domain expert Gideon Kanner summarized his assessment of the judicial findings of what happened in the Columbia expansion case thus:
. . . in the Kaur case, the New York Appellate Division did examine the unseemly facts underlying the decision to condemn and found them to give rise to a miasma of favoritism, conflict of interest, procedural mistreatment of the condemnees, and deliberate blighting of the area.
The cast of characters in the Kaur case (substituting Forest City Ratner for Columbia University) is virtually identical in Atlantic Yards. The facts of abuse are very much the same, in some respects even worse.

8. One Particular Suggestion: Remove the Financial Incentive. While we have submitted many other suggestions for eminent domain reform, we now offer a key suggestion: Remove the incentive to turn all the concepts upside down; take the private profit out of eminent domain. Private profit is the gasoline that fuels eminent domain abuse. Long ago, when eminent domain really was for “public use,” the benefit of a lower cost of taking property by eminent domain accrued to the public. Today’s private purpose conduit deals are instead designed to channel the windfalls of eminent domain profit directly into private hands, without bid and, typically, we see accompanying devices like tremendous up-zoning or density increases special to the developer used to maximize that windfall. If you rigorously erase absolutely all that private-profit windfall we think you will find that a huge part of the incentive for turning common sense upside down will be eliminated as well.

Sincerely,


Michael D. D. White


* * * *
(Photo, via Atlantic Yards Report by Tracy Collins.)

Noticing New York Oral Testimony
1. As a lawyer, urban planner and former senior public development finance official for the state finance authorities I can tell you the need for eminent domain reform is absolutely desperate and will be tricky.

2. The public authorities perpetrating eminent domain abuse are so out of control that everything is topsy-turvy; almost every crucial concept is taken to mean its opposite.

3. One might think that reforming eminent domain should be as easy as writing into law provisions to say that private property should only be taken for “public use” or for “public benefit,” but the state and the federal constitutions already say “public use” and the current eminent domain statute says that takings must be for “a public use, benefit or purpose.” Nevertheless, in New York eminent domain’s principal purpose is now that of putting property into private hands and we have public agencies that specialize in delivering vast monopolies to the likes of Columbia University and Forest City Ratner.

Columbia wants the exclusive, long-term right to develop 17 acres in West Harlem, adding to the approximately 36 acres it owns further south.

Forest City Ratner wants the exclusive, multi-decade right to develop 22 prime Brooklyn acres adjacent to another eight it was already given, for an expansive 30 acre mega-monopoly upon which it is securing the special right to build (in addition to two shopping centers) an arena and a total of 19 towers that will create the densest area of the city, the densest area in North America. Together with the 17+ acre MetroTech and other nearby Brooklyn properties, this will consolidate ownership in Forest City Ratner more than 50 acres of Brooklyn’s most densely “zoned” and accessible commercial properties sitting astride our public subway lines.
(Above: Map of Forest City Ratner 50+ acre eminent domain granted Brooklyn Real Estate mega-monopoly.)

4. Would legal protection be achieved if laws were written to say that our courts should review whether the state and federal constitutions are observed and whether “a public use, benefit or purpose will be served by the proposed acquisition”? No. The eminent domain law already says that the courts should review whether there was such a public purpose but this has been interpreted to mean the reverse; to mean that courts cannot review or question whether these private purpose thefts by eminent domain have a public purpose.

5. “Blight,” an important word in eminent domain law, doesn’t mean “blight” anymore since the majority of the property in the city now qualifies as blighted, (including the home recently bought by the Brooklyn Borough President and the home recently bought by a Forest City Ratner executive). “Blight’ now simply means any land coveted by a developer.

6. Economic development” programs now mean programs that will bring stagnation and real blight. (I’ve personally seen the devastation in Kelo’s New London, Connecticut.) Developers like Columbia and Forest City Ratner covetously target our most vital up-coming neighborhoods, but when these neighborhoods are gifted to them without bid they don’t value the property they have received for its true worth: Valuable properties are torn down, allowed to deteriorate and lie fallow, perhaps being used as parking lots for decades.

7. When the law is so utterly pliable that every word can mean its opposite we would hope that state officials would have the rectitude to be guided by the spirit of the law. Unfortunately, we find that our public officials are even more pliable than the law. Officials at highly political agencies like ESDC are no longer in service to the public, they are part of a crew of privateers, pirates sailing in the developer’s boat where the developer’s wish is their command. A moratorium is therefore essential. Since these actions involve a kind of collusive theft and sale of public office we suggest criminal investigation is also in order.

8. While we have submitted many other suggestions for eminent domain reform, right now we conclude with one key suggestion: Remove the incentive to turn all the concepts upside down; take the private profit out of eminent domain. Private profit is the gasoline that fuels eminent domain abuse. Long ago, when eminent domain really was for “public use,” the benefit of a lower cost of taking property by eminent domain accrued to the public. Today’s private purpose conduit deals are instead designed to channel the windfalls of eminent domain profit directly into private hands, without bid and we typically see accompanying devices like tremendous up-zoning or density increases special to the developer used to maximize that windfall. We suggest you eliminate the incentive for turning common sense upside down by making certain that you rigorously erase absolutely all of that private-profit windfall.
(ESDC Counsel Anita Laremont in center above)

We concluded our oral remarks by saying that we wanted to offer Senator Perkins an observation about the testimony of Anita Laremont, Counsel of the Empire State Development Corporation (“ESDC) which had preceded our own. Senator Perkins had asked Ms. Laremont about the formation of BALDC, the Brooklyn Arens Local Development Corporation which ESDC had its coadministered sister agency, the Job Development Corporation (JDA), form to issue bonds. (Ms. Laremont is also responsible for JDA.) We suggested to Senator Perkins that he should ask follow-up questions of Ms. Laremont, given that we thought her testimony provided a serious misimpression of when and why state agency bonds must go to the Public Authority Control Board (PACB) for approval. This was something he was specifically asking her about. We are not sure whether Ms. Laremont was intentionally misleading the senator, but if she was trying to convey another point we are not sure what it is.

PACB Approval Is Not Linked to State Guarantees of Agency Bonds

The point of Ms. Laremont’s testimony as we understood it was that agency bonds only need to go to the PACB for review and approval if the bonds involve a state guarantee and that her agencies, ESDC and JDA, normally don’t have the ability to issue bonds without state backing, but that by using the device of forming a Local Development Corporation, ESDC and JDA had avoided having the state back bonds; This meant that a PACB approval was neither required nor appropriate. However, a state guarantee of an agency’s obligations is not what necessitates PACB review. When we worked for the state finance agencies we oversaw the issuance of billions of dollars of bonds (over $36 billion in bonds between 1993 and the end of 2006 and many more in the decade or so before that). The vast majority of these were revenue bonds not backed by any form of state guarantee. They all went to the PACB for review and approval. We would also question the assertion that ESDC and JDA have no power to issue bonds unless the state is guaranteeing them.

One Final Thought On Eminent Domain Reform: Process Could Be Hijacked

The abuses by public officials in New York have gotten to the point that, whether people publicly acknowledge it or not, virtually everyone who has thought about it probably believes that something will have to be done about eminent domain reform in New York if only because the U.S. Supreme Court could so readily step into the picture to shake things up. What we need, however, is real eminent domain reform. The eminent domain industry, those who are making big profits from eminent domain, will instead want to continue with some version of business as usual. Therefore, expect that getting real reform will not only be tough to achieve but that one reason it is likely to be especially tough is that there will almost certainly be an attempt by the eminent domain industry to hijack the reform process and substitute an ineffective placebo for real reform.

One evidence we see of how ineffectually mild proposed reform could be (if everyone is not vigilant) can be seen in the very mild reforms recommended by a Special Task Force on Eminent Domain organized by the New York State Bar Association. (See: Tuesday, March 18, 2008, A State Bar task force on eminent domain passes on blight but urges transparency.)

Update posted on the evening of January 7, 2010 and updated again on the morning of January 8, 2010.

Here are links to two stories in Atlantic Yards Report covering the hearing:

Thursday, January 07, 2010
At Senate hearing, ESDC general counsel defends BALDC, but isn't even sure she's on the board; Perkins skeptical of PACB avoidance

Thursday, January 07, 2010
At hearing, ESDC representatives defend use of consultant AKRF; Perkins slams "egregious conflict of interest" given simultaneous work for developers

Here from the first of those two posts is video of an after-the-hearing interview of Senator Perkins by Norman Oder in which we discuss with the senator some of the Ms. Laremont’s assertions that a requirement for PACB review is linked to state guarantees of an agency’s bonds.



Friday, January 08, 2010
At Senate hearing on eminent domain reform, forceful criticism of the status quo and the ESDC's answers, but reform won't happen overnight

A photo from this last AYR post is a photo with more photos such as the below (beside us is Christina Walsh of the Institute) available from Photos by Tracy Collins.
Update posted January 12, 2010.

Here are a links to four more stories covering the hearing in Atlantic Yards Report the first of which provides a link to full video of the entire hearing and the second of which provides new better video of testimony by Ms. Laremont about how “blight” is found by her agency.

Friday, January 08, 2010
Now available, full hearing video of January 5 state Senate oversight hearing on ESDC and eminent domain

Monday, January 11, 2010
In new and better view on video, ESDC General Counsel acknowledges no disagreement ever with consultant AKRF

Monday, January 11, 2010
The ESDC: "quasi-governmental corporation," "public benefit corporation," "economic development agency," or just an "entity"?

Monday, January 11, 2010
Does ESDC board determine blight? On video, Dorkey can't find Pacific, Gargano evades Lehrer; both avoid Pinamonti's invitation to "come down and see"

Update posted February 3, 2010:

Here is a belated update to provide links to three more stories covering the hearing in Atlantic Yards Report. The first, posted on Martin Luther King Junior’s birthday covers how the purpose of ESDC (legally still the Urban Development Corporation), created in the wake of Dr. Kings assassination, has been subverted to things quite the opposite of what he stood for.

The second provides many additional videos of individuals testifying at the hearing, including one of our own Noticing New York testimony appearing below.

The third post covers more about more of the problems that result in AKRF predictably always finding “blight” when hired to rather than providing a neutral opinion as to whether true blight might actually, verifiably exist.

Monday, January 18, 2010
A scolding from Norman Siegel about the history of the Urban Development Corporation, founded after Martin Luther King's assassination

Sunday, January 17, 2010
More videos from the January 5 state Senate oversight hearing



Thursday, January 14, 2010
How ESDC practices ensure that, in cases like Atlantic Yards, the developer's choice of consultants, AKRF, will work for the state