CBS Outdoor, Inc. v. City of N.Y.
Decision Date | 08 September 2015 |
Docket Number | 100394/13 |
Citation | 16 N.Y.S.3d 411,50 Misc.3d 283,2015 N.Y. Slip Op. 25311 |
Parties | CBS OUTDOOR, INC. and The Metropolitan Transportation Authority, Petitioners–Plaintiffs, For a Judgment Pursuant to Article 78 and Section 3001 of the Civil Practice Law and Rules v. The CITY OF NEW YORK, New York City Board of Standards and Appeals, Meenakshi Srinivasan, as Chair of the New York City Board of Standards and Appeals, New York City Department of Buildings and CSX Transportation, Inc., Respondents–Defendants. |
Court | New York Supreme Court |
Baker & Hostetler LLP by John Siegal, Esq., Kendall E. Wangsgard, Esq., New York, for petitioner-plaintiff CBS Outdoor, Inc.
By Peter Sistrom, Esq., New York, for petitioner-plaintiff Metropolitan Transportation Authority.
Herrick, Feinstein, LLP, by David T. Feuerstein, Esq., New York, for petitioner Clear Channel Outdoor, Inc.
Davidoff Hutcher & Citron LLP by Mark D. Geraghty, Esq., Patrick J. Kilduff, Esq., New York, for petitioner-plaintiff Lamar Advertising of Penn, LLC.
McGuireWoods LLP by Michael Driscoll, Esq., New York, for respondent-defendant CSX Transportation, Inc.
Michael A. Cardozo, Corporation Counsel of the City of New York by Sheryl R. Neufeld, Esq., New York, for respondents-defendants City of New York, New York City Board of Standards and Appeals, Meenakshi Srinivasan, as Chair of the New York City Board of Standards and Appeals, New York City Department of Buildings.
Three companies in the business of outdoor advertising have each brought lawsuits against the City of New York, challenging the City's authority and jurisdiction to regulate signs erected on railroad rights-of-way or affixed to railroad trestles and overpasses. These three companies, along with the Metropolitan Transportation Authority, maintain that the City's land use law and regulation are preempted by state law.
This decision discusses all three lawsuits, CBS Outdoor v. City of New York, Index No. 100394/2013, Lamar Advertising of Penn, LLC v. The City of New York, Index No. 100397/2013 and Clear Channel Outdoor, Inc. v. The City of New York, Index No. 100398/2013, which involve common issues of law and fact.1
Petitioners-plaintiffs CBS Outdoor, Inc. (CBS Outdoor), Lamar Advertising of Penn, LLC (Lamar) and petitioner Clear Channel Outdoor, Inc. (Clear Channel) are engaged in the business of outdoor advertising.
CBS Outdoor alleges that, in 2000, its corporate parent purchased the stock of Outdoor Systems, Inc., whose assets included “a significant portfolio of outdoor advertising structures located in the New York City Market, including many advertising signs located on railroad properties.” (CBS Outdoor Second Amended Verified Petition–Complaint ¶ 33.) Lamar similarly alleges that, in 2008, its corporate parent purchased the stock of Vista Media Group, Inc., whose assets also included many advertising signs located on railroad properties. (Lamar Verified Petition–Complaint ¶ 29.)
The signs at issue in these three lawsuits are signs within New York City that are located on, or are affixed to, property owned or leased by either petitioner-plaintiff Metropolitan Transportation Authority (MTA) or respondent-defendant CSX Transportation Inc. (CSXT).2 CBS Outdoor specifically alleges that all of its signs on MTA property “are erected on railroad rights-of-way or affixed to railroad trestles and overpasses”, which are “used every day for railroad transportation purposes.” (Id. ¶ 22 n. 4.) According to petitioners-plaintiffs, in 2011, the MTA received more than $116 million in revenue from advertising, which included “signs displayed in subway and commuter rail stations, inside subway and commuter rail cars and buses, on the sides and tails of buses, and on free-standing signs erected on or affixed to MTA property.” (CBS Outdoor Second Amended Verified Petition–Complaint ¶ 79; Lamar Petition–Complaint ¶ 74; Clear Channel Petition ¶ 4.)
The City of New York regulates outdoor advertising. The history of such regulation was extensively recounted in a 2009 decision in a federal lawsuit started in 2006 between Clear Channel and the City of New York, Clear Channel Outdoor, Inc. v. City of New York, 608 F.Supp.2d 477, 481–484 (S.D.N.Y.2009), affd. 594 F.3d 94 (2d Cir.2010), cert. denied sub nom. Metro Fuel LLC v. City of New York, 562 U.S. 981, 131 S.Ct. 414, 178 L.Ed.2d 323 (2010). The decision states, in relevant part:
(Clear Channel Outdoor, Inc., 608 F.Supp.2d at 482–84 [footnotes and internal citations omitted].)
According to petitioners-plaintiffs, throughout the history of the City's regulation of outdoor advertising, the City had never previously taken enforcement actions against advertising signs on railroad properties, under the belief that signs on MTA property and facilities were not subject to the jurisdiction of the City's Department of Buildings (DOB). (CBS Outdoor Second Amended Verified Petition–Complaint ¶¶ 62–71.) CBS Outdoor states that DOB had compiled a citywide inventory of arterial highway signs, and that headings on pages from that inventory state, “Railroad Arterial Highway Signs No Jurisdiction by this Department.” (Id. ¶ 67; Id., Ex J.) CBS Outdoor also submits a purported copy of a dismissal of a violation issued from DOB in Queens (Id., Ex K.) The dismissal, which appears to be dated July 25, 1986, states, “This is Railroad Property and it is our belief it does not come under the zoning regulations of New York City.” (Id. )
According to petitioners-plaintiffs, the City reversed its position in the Clear Channel federal lawsuit, ostensibly to defeat Clear Channel's arguments in the federal lawsuit that Local Law 14 and Local Law 31 were unconstitutional.
The New York City Building Code requires outdoor advertising companies to register with DOB, and to provide DOB with an inventory of their outdoor advertising signs, sign structures, and sign locations that are within 900 feet and within view of an arterial highway. (Administrative Code of City of N.Y. § 28–502.4; 1 RCNY 49–15[a].)
CBS Outdoor submitted registrations for nine signs on property owned or under control of the MTA and twelve signs on property owned by CSXT; Clear Channel submitted registrations for three signs on MTA property; Lamar submitted a registration for one sign on MTA property.
On March 26, 2012, May 10, 2012 and August 8, 2012, DOB Borough Commissioners for Queens and the Bronx issued Notice of Sign Registration Rejection letters denying registration for these signs. According to the City, these signs are located in areas of the city where advertising is generally not allowed because the sign is too close to an arterial highway, and in some instances, because the sign is also in a residential or low-density commercial zoning district. (City's Answer to CBS Outdoor Second Amended Verified Petition–Complaint ¶ 98.)
CBS Outdoor, Lamar, and Clear Channel appealed the denials to the Board of Standards and Appeals (BSA), which held a public hearing and then a public...
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...on the Port Authority's property, would the Port Authority's statutory scheme apply. See CBS Outdoor, Inc. v City of New York, 50 Misc 3d 283, 295-297 (Sup Ct, NY County 2015) (Stallman, J.). In light of the above, this Court rejects petitioner's argument that separate Port Authority statut......
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121 Varick St. Corp. v. Bd. of Standards & Appeals of N.Y.
...placed on the Port Authority's property, would the Port Authority's statutory scheme apply. See CBS Outdoor, Inc. v. City of New York, 50 Misc.3d 283, 295–297 (Sup Ct, N.Y. County 2015) (Stallman, J.). In light of the above, this Court rejects petitioner's argument that separate Port Author......