Wednesday, January 8, 2020

NYLJ Article - Housing Discrimination: Nagivating the Landscape for Local Govt's



I'm proud to share an article I wrote that was published today in the New York Law Journal.

Housing Discrimination: Navigating the Landscape for Local Governments

It discusses, generally, when and how local decision makers should consider the potential impact of their actions on protected classes, particularly in the housing and land use context.


Monday, June 3, 2019

I've Joined Devitt Spellman Barrett, LLP



I am pleased to announce that, as of June 3, 2019, I have joined Devitt Spellman Barrett, LLP as counsel to the firm.  

Devitt Spellman Barrett, LLP.  50 Route 111, Suite 314,
Smithtown, NY 11787.  631-724-8833.  Photo Credit: Google.
My primary area of concentration will be municipal defense and representation.  Among other things, I will be representing local governments on Long Island, including Suffolk County and many of its Towns and Villages, with respect to constitutional claims, land use matters, and tort claims.  I will also continue to represent small Long Island businesses in transactions and other commercial matters.  

I am honored to be joining such an outstanding and well respected team of attorneys.  Everyone I have interacted with from the firm thus far, from the partners to each staff member, have all been exceptionally impressive in their own way and, perhaps more importantly, extraordinarily pleasant  to work with.  Devitt Spellman Barrett, LLP, has been providing municipal and insurance defense services to clients throughout Long Island and New York State for over forty years.  I will be based in the firm's main office in Smithtown (near my home in Stonybrook), and the firm also has offices in Garden City and Albany.  



Friday, March 22, 2019

Mhany Mgmt, Inc. v. County of Nassau - Settled

Top  from left to right, Scott J. Kreppein, Nassau County Attorney Jared A. Kasschau, Deputy County Executive For Economic Development Evlyn Tsimis, Members of New York Communities for Change; Bottom from left to right: Nassau County Director of Housing and Community Development Kevin J. Crean, County Executive Laura Curran, and Frederick Brewington.  Photo Credit: New York Law Journal / Law.com.

One of the largest cases I've worked on during my career settled on March 15, 2019.  In the 2005 lawsuit, a group of non-profits challenged land use and zoning policies in the Village of Garden City and throughout the County of Nassau as violating, among other things, the Fair Housing Act.  The matter was dismissed as against Nassau County, but went to trial against Garden City.  After a finding of liability at trial as against the Village, the matter went before the Second Circuit Court of Appeals, both as to the finding against the Village, and as to the earlier dismissal against the County.  

On appeal, the trial verdict against the Village of Garden City, and affirmed the finding that, although having some "authority to override local zoning control" under specific circumstances, the federal Court of Appeals could not find that it had an affirmative"responsibly" to exercise that authority "[a]bsent further guidance from the New York Court of Appeals."  Mhany Mgmt. v. County of Nassau, 819 F.3d 581 (2016).  


However, the Court of Appeals reversed the dismissal against the County, and remanded for further consideration with respect to the "claims against Nassau County" that were stated "more generally" regarding its policies and practices with respect to affordable housing, particularly with repsect to HUD-funded programs, and whether the allegations and evidence supported claims "under 42 U.S.C. § 3604(a) (Section 804(a) of the FHA) and Title VI of the Civil Rights Act of 1964, 42 U.S.C. § 2000d." Id. 


Following remand, my prior firm was assigned the matter as outside counsel, and I was assigned day-to-day responsibilities on the case.  After years of of discussions and discovery, including extensive evaluation of County's land use and housing policies over the last fifty years, the County and the Plaintiffs were able to reach an amicable resolution.  
The details of the settlement are discussed in the “County's Press Release," and the matter was covered by Newsday and the Long Island Business News, and referred to as a "Landmark Settlement" by the New York Law Journal and Law.com.  I am the guy on the top left of the photo above,  from the NYLJ's front page. 







Monday, October 23, 2017

Five Considerations When Structuring a Business



Drafting a business' operating, shareholders, or partnership agreement requires understanding parties' expectations and intentions, then expressing those concepts in an understandable and legally enforceable document.  There are basic default provisions that are common, and statutes that fill in any gaps, but every business relationship is unique and every agreement requires care and attention. 

Here are a few common considerations:

CONTROL

Decision-making authority can be a point of contention in any type of relationship.  In a business, we generally approach this issue by defining the scope of major decisions versus day-to-day matters, and then address each separately.  

The common presumption is of course that the majority owner has near-total control (subject to fiduciary duties and the minority owner's dissolution rights).  However, a minority owner can have a controlling vote on everything or anything; parties can agree that everything must be by majority or unanimous; decisions can be divided into spheres of influence; or you can have nearly any other arrangement you can imagine.  

Different business types have different statutory defaults.  In a partnership or some LLC's, every partner or member can presumably act independently and bind the business in day-to-day matters without the knowledge or consent of the other members.  By contrast, in a corporation, the shareholders have no authority beyond electing a board, which then appoints officers, who manage the day-to-day operations.  

How to approach the issue of control is often driven by the practicalities of the business relationship.  Frequently, for example, one party controls the checkbook and bookkeeping while another is in the "field" (or shop, or factory, or warehouse, etc.).  Other times, you can have a largely silent partner, who still needs to have access to information.  These clauses need to be clear enough to intelligibly reflect the parties' intent, but flexible enough to remain applicable as the business grows and develops.

CONTRIBUTIONS AND DISTRIBUTIONS

Capital contribution and distribution arrangements can vary widely, particularly where parties are providing different levels or types of contributions.  This is one of the most important areas where parties need a clear agreement reflecting their expectations, and can be one of the most common areas of dispute down the road.  

In a corporation, an owner buys their shares and owns the corresponding percentage of the company, with corresponding dividend rights, and a proportionate vote towards who sits on the board (and thus, indirectly, towards the timing and amount of dividends). These rights can be adjusted in a shareholders agreement, but are largely fixed, and represents the arrangement most people think of with respect to contributions and distributions. 

For partnerships and LLC's, the default statutory provisions basically recommend a written agreement, and impose a pro-rata distribution in the absence of one.  In a general partnership (as opposed to LP's or LLP's), capital accounts are maintained, and there are ongoing financial obligations. An LLC is something of a hybrid between a partnership and corporation, where membership "units" can be purchased similar to shares, but ownership percentages can effectively be subject to adjustment based on disproportionate future contributions in the absence of an agreement to the contrary.

Business owners need to decide, among other things: who contributes what; whether up-front money is a loan or capital contribution; whether there are obligations or rights to contribute further capital; and how non-monetary contributions are treated and valued.

DISPUTES

I often recommend a dispute resolution clause in any business agreement.  These can be as simple as requiring parties attempt an amicable resolution prior to litigation, either in the form of a "meet and confer" between themselves, or a non-binding mediation.  

A very helpful type of dispute clause requires parties to raise disputes in writing within a specified time period or else the issue is waived.  It is similar to the notice of claim requirement that protects municipalities.  The effect of such a clause is to limit any litigation to narrowly defined issues.  The risk, however, is that legitimate claims can be waived.  Accordingly, these clauses must be carefully crafted, and understood by the client.

Arbitration clauses have positives and negatives.  They arguably streamline litigation, particularly discovery, which can save money.  At the same time, you are paying private arbitrators, which can negate or exceed any cost savings.  Some attorneys will argue that selecting a business-savvy arbitrator has benefits, but in New York our Federal judges are exceptional and the State courts in Nassau, Suffolk, and the City have specialized commercial divisions.  

The major difference between judicial intervention and arbitration is the degree of discretion given to the arbitrator.  Not only does the arbitrator replace the jury in finding facts (if applicable), but they are also not bound by the law in the same way as a court.  

Attorneys-fee clauses can be very helpful, and I generally recommend them in business agreements, but it is something not every client will want.  Commercial litigation can be costly.  The ability to shift fees helps make an injured party whole, and can discourage parties from trying to use litigation cost and delay as a pressure tactic to renegotiate.  At the same time, however, there are situations where such clauses are not advisable.  For example, a majority-owner with substantially greater resources than the other party or parties may not want such a clause, as their risk would be disproportionate to the benefit to them.

LIMITATIONS ON TRANSFER

How and under what circumstances a business owner can transfer their ownership interest is an important consideration for small businesses.   

In some situations, the concerns are financial.  There may be anticipated rounds of capital financing that can be negatively effected by a rogue party selling their shares outside of the common plan.  Even when formal financing rounds are not anticipated, it is not uncommon to want to impose limitations on sales so as to protect the value of the business.  

The more common scenario relates to control and the practicalities of running the business: each small business owner wants a say in who their partners are, but also wants the ability to exercise their judgment in selling or transferring their own interest.  

A right of first refusal is a common solution, but every situation is unique.  Another option is a conversion from voting to a non-voting or limited-voting interest upon transfer. 

These clauses are tailored to the unique situation of each business-owner.

DISSOLUTION AND WIND-DOWN

Business owners going into a new venture are not thinking about dissolving it, but their attorney needs to. 


Clients should consider when an involuntary dissolution is permitted.  I have seen agreements that require a unanimous vote to dissolve (which is potentially unenforceable and a generally bad idea).  By default, owners of more than 20% of a corporation, or any member of an LLC or partnership, can ask the court to compel dissolution.  Absent a majority vote,  the court is not required to compel dissolution in the absence of oppressive conduct (in the case or a corporation) or the inability to continue an LLC as a going concern.  The default arrangement can, in some circumstances, give too much power to minority owners to start an action, and in other circumstances can leave minority owners stuck in the business (if they are treated fairly and the business can act without them). 

A buy-out option, and price (or method for determining price) is also an important consideration.  This can also shift over time (such as a buy-out at the buy-in price for a set period, and thereafter based on a valuation formula). 

As a practical matter, when the business is wound down, in the absence of a voluntary agreement, the judicial-imposed method is the appointment of a third-party (at a cost of up to 5% plus expenses, including legal), or letting the parties fight amongst themselves.  Depending upon the type of business and the parties, the process for wind-down can also be tailored to the specific business. 

CONCLUSION

The above are five of the major considerations when structuring a business, but there are many others. A single-owner business can be relatively easily and inexpensively he set up.  An attorney can be helpful, and is a valuable resource to develop as your business grows, but is often not necessary. Once a business grows to the point that there are multiple owners, despite many small business being very successful on what are essentially handshake agreements among the owners, professionally drafted organizational documents become even more advisable.