Despite Jersey City’s Bond Vote, Steve Hyman Says He’s Not Selling the Embankment
By Jon Whiten • Jul 21st, 2010 • Category: Featured, News, Politics
Although Jersey City’s City Council last week narrowly approved issuing about $7.6 million in bonds to acquire the contested 6th Street Embankment, developer Steve Hyman says he has no interest in selling the city the land. Instead, he says he will continue fighting in court for his right to develop the property.
Hyman and his wife Victoria made their intentions known in a letter sent Monday to city officials, in which they say they “do not want to sell their properties to the city,” and instead want to develop the site to include housing, preservation of the historic walls and a public park.
Reached today, Hyman says he continues to be frustrated by how the city has treated him in regards to the property, which his family purchased from Conrail in 2005.
“I’ve been trying to do something good for the city for 5 years,” he says. “I’m just fed up with them. I want to develop the property.”
But he stresses that his vision for developing the land includes crucial compromises with the city and the Embankment Preservation Coalition, which has been fighting to preserve the land for a public park.
In the letter, the Hymans say “preserving some of the Embankment walls would be a priority, along with a park [and] walking trail” in the plan to develop the parcels. Renderings done by Dean Marchetto Architects for the Hymans several years ago featured preserved walls, with parking inside and housing and green space on top.
Hyman adds that a compromise proposal would bring much-needed revenue to the city, in the form of property taxes, while still creating parkland and open space.
“It’s a wonderful opportunity for me to do something wonderful for Jersey City,” he says.
Jersey City’s top attorney, Bill Matsikoudis, declined to comment on the letter, referring us to city spokesperson Jennifer Morrill.
She says the city won’t comment on the details of the settlement process, since it is confidential, but that Jersey City “continues to be hopeful” that a settlement can be reached.
“As should be evident, the city has assembled through grants and bonds the funds necessary for acquisition should Conrail and the developer wish to cooperate,” Morrill says.
But the Hymans dispute this version of events, saying in Monday’s letter that they and Conrail put forth a settlement proposal in March that was rejected by the city — a fact not disclosed as city officials made their public case for bonding leading up to last week’s vote.
“There is not now nor has there ever been any meeting of the minds, nor mutual agreement for the acquisition by the city of the Embankment nor the settlement of any of the numerous lawsuits pending against the city, Conrail and others,” the Hymans’ letter reads.
With negotiations at a standstill, the future of the Embankment is now tied up on three separate fronts.
The first has to do with the zoning on the first two blocks of the structure (from Marin Boulevard to Erie Street). The land has been ruled to be zoned for residential — in favor of Hyman — but the city has appealed that decision. According to Hyman, an appellate court decision on that is expected in the next few months.
Meanwhile, last month Superior Court Judge Maurice Gallipoli ruled that Hyman is entitled to a new hearing before the city’s Zoning Board of Adjustment, regarding his petition to tear down the walls of the Embankment. That hearing is expected to be scheduled for August.
Hanging over all of this is a federal court case. The city says Conrail’s 2005 sale to Hyman should be overturned, since the rail company didn’t properly abandon the sites as specified in federal law. The city filed a lawsuit four years ago arguing that Conrail should have offered the land to the city before selling it to any developer. In a 2007 decision, the federal Surface Transportation Board (STB) agreed. But that decision was overturned last year by a federal appeals court, which ruled that the STB didn’t have jurisdiction to hear the case. Conrail has moved to have the entire case dismissed, but if that petition isn’t granted, the federal case will likely head to trial sometime next year.
Despite growing concerns over the cost of litigation in this drawn-out battle — a cost that the city hoped to allay by instead purchasing the property — Jersey City is in it for the long haul, according to Morrill.
“The city remains committed to acquiring the Embankment so that the historic structure can be preserved, developed into an elevated green space and trail, and used for rail purposes including light rail and trolley to connect fast-growing downtown Jersey City to Journal Square and other transit hubs,” she says.
However, she notes that the means of acquisition may change, pointing to the federal litigation and, as we reported in May, the potential of taking the land via eminent domain.
“In light of the many public purposes that would be served by acquisition,” she says, “the city of course reserves all of its eminent domain powers in connection with the property.”
Meanwhile, Hyman, who has spent millions of dollars fighting this case and has grown weary of the process, says he just wants the courts to decide if the city has the right to the property, either by overturning the sale or eminent domain.
“If they have the power to take it from me, go ahead and take it from me,” Hyman says. “I’m not going to stop them from taking it.”
But since he believes the city does not have that right, Hyman will continue his fight with Jersey City.
“I decided I did nothing wrong,” he says. “I want the court to tell me who did something wrong.”
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Jon Whiten is the editor and co-publisher of the Jersey City Independent and NEW magazine.
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Never thought I’d be saying this, but appears that councilman Bill Gaughan was the only member smart enough to see this coming. WTF?
And what happens to the bonds the city voted to issue now? Did JC just take on all this debt for nothing?
RE: The status of the bonds. We’ve asked; no response yet. We’ll update with a new post when we have more info. However, I’d assume the bonds haven’t actually been *issued* yet, so if that’s the case, it might be pretty easy to change. But we’ll just wait for official word on that.
Hyman is an shrewd businessman, WTF do you expect him to say – that he’s ready to settle? Hyman will try to milk every last cent out of this deal. It’s called capitalism.
@Gaughan – the city says it will not incur any debt if the purchase doesn’t happen.
@sid – it wasn’t about what we did or didn’t expect Hyman to say — it was about asking a question that’s been on our minds throughout this whole recent mediation/negotiation process: Was a settlement *actually* going to happen, or not? Once we got wind of this letter, it sort of set that all back into motion, and that was the impetus behind the piece.
Thanks for reading.
Gaughan was right on this. He deserves at least some credit for not committing to a 7 million dollar deal when Jersey City is in a hole.
Matsikoudis’ decision not to comment to the press is an all time first. We won’t be hearing from him on this at all. Mums the word because he doesn’t want to piss of Hyman who could be an important donor for the top lawyer’s future bid for Mayor.
William Gaughan was wrong. The bonds cost JC nothing until issued and won’t be issued if Hyman does not sell. I would emphasize that a federal suit is working it’s way through DC District Court and Hyman and Conrail (yes, Conrail is now a partner with Hyman, believe it or not)could both have sale voided. Then JC could purchase the Embankment at the original price that Conrail illegally sold it to Hyman. Hyman is using public posturing to negotiate a higher price, like playing car chicken ala James Dean in Rebel Without a Cause, hoping city will back off at last minute. His bluff will be called as the Embankment Preservation Coalition and City are now full partners in this endeavor to protect the Embankment and make it open space for a National tourist destination as part of the National Greenway connection, 3,000 miles from Maine to Florida and as potential for tourism ala the Hi Line in NYC.
Assuming things go the city’s way (whatever that is – remember, the mayor wants light rail which seems to be in conflict with its “full partner’s” plan for a passive top) and the grants come through and the city buys the embankment…what then? Any estimates on what it will cost the city for the improvements and ongoing maintenance?
6.5 acres in downtown JC is worth much more than $7.5 million, especially once developed. Since Hyman paid a paltry $3 million for the land the city *must* identify how much Hyman’s profit number is and then express a willingness to push his legal costs well over that limit into sound loss territory.
If this does not happen there will be no sale.
As to Synonymous’ comment… the Light Rail could simply run along 6th Street. Right now, most of 6th Street is one-way traffic anyway.
The light rail runs along the street ALONG WITH auto traffic in Paulus Hook without incident. (There as a collision with a car a few months ago, but I believe that was near Newport at an intersection of 4th Street). Why drive the light rail uphill only to bring it down 6 blocks later? That doesnt make any sense and spoils the ability to make an adaptive reuse of the Embankment as a park.
With the light rail running ON Sixth Street, the Embankment would be untouched could be developed as a park. By contrast, putting the light rail ON the Embankment will make the structure look unpleasant and the noise will spread across the city instead of being secluded to 6th Street.
If Dean Marchetto is the architect for this proposed development do not expect anything other than the same-old cookie cutter mediocrty that he has suffered all over Hoboken. His idea of saving part of the embankment would probably mean having a single stone of it incorporated into the wall of a condo building. Beware!
i don’t think light rail will ever go up or down 6th street – seems like a duplication of existing path service. but again, any ideas what it will cost a city already going broke to rehab, secure, and maintain the embankment? and how do you sell the rest of the city on something that (despite what park advocates believe and espouse) only benefits a small stretch of downtown? somebody needs to do a real cost benefit study before the city invests a dime.
@Synonymous -
We’ve seen no estimates regarding the rehab/security/maintenance of the site. While I can’t say for sure that none exists, we certainly aren’t privy to it, and haven’t heard a thing about it.
Hyman purchased it illegally using he privileged connections and has the audacity to say he’s ‘trying to do something good for JC’! please, that’s like trump and leFrak saying we’re doing it for the love of our great nation. If you’re such a good samaritan Hyman, take your profit and give it back to the council so JC residents can use it!