GLD3 LLC v. Albra

CourtDistrict Court, S.D. New York
DecidedOctober 11, 2024
Docket7:21-cv-11058
StatusUnknown

This text of GLD3 LLC v. Albra (GLD3 LLC v. Albra) is published on Counsel Stack Legal Research, covering District Court, S.D. New York primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
GLD3 LLC v. Albra, (S.D.N.Y. 2024).

Opinion

oes UNITED STATES DISTRICT COURT lboce me? SOUTHERN DISTRICT OF NEW YORK | DATE FILED: _ io/11/2024 □ we ee ee oe GLD3, LLC and SNOOK-9 REALTY. INC., 21-ev-11058 Plaintiffs, OPINION & ORDER -against- Azem Albra, et al., Defendants.

VICTORIA REZNIK, United States Magistrate Judge:

Plaintiffs GLD3 LLC. And Snook-9 Realty, Inc, sued Defendants Azem Albra, the Town of Fishkill, the Town Board of the Town of Fishkill, and its board members in December 2021. (ECF No. 1). The lawsuit alleges that Defendants illegally deprived Plaintiffs of their substantive and procedural due process rights— as well as their equal protection rights—when Defendants prevented Plaintiffs from developing property that they owned in the Town of Fishkill.

Before the Court is the parties’ dispute over whether Defendants can assert attorney-client privilege and the work-product privilege over documents and communications with the former Town Attorney Brian Nugent and his law firm. (ECF No. 76 at 6) Gnternal quotation marks omitted). Plaintiffs also seek a deposition of Mr. Nugent relating to those communications. For the reasons explained below, Plaintiffs’ Motion to Compel is GRANTED in part and DENIED in part.

BACKGROUND Plaintiffs are corporate landowners seeking to develop their property in Fishkill, New York, into the “Continental Commons,” a “commercial, social and educational center with a restaurant, shops, and inn.” (ECF No. 4 at ¶¶ 15, 16, 28).

Defendants are the Town of Fishkill, the Town Board of Fishkill, and duly elected members of that body, including the Town Supervisor. (Id. at ¶¶ 17-23). Around October 2007, an archaeological investigation revealed a burial area—potentially dating back to the Revolutionary War—in the southwest corner of the property. (ECF No. 1 at ¶¶30-31). Plaintiffs still planned to develop the property but planned to preserve the burial area, provide public access to it, and place a marker honoring “the fallen Revolutionary War soldiers and those who continue to serve this great

nation.” (Id. at ¶36). As part of their effort to develop their parcels of land, Plaintiffs filed applications to extend water and sewer services to Continental Commons. (ECF No. 76 at 3). Around January 2020, amid Plaintiffs’ application for water and sewer

rights for their property, Plaintiffs allege that the Town Supervisor—through a town board member—offered to approve Plaintiffs’ application for water and sewer extensions if Plaintiffs donated the burial area to the town. (Id. at 100). Plaintiffs rejected this offer. (Id.) The public hearing before the Town Board to vote on this application was held in September 2020, during which the Town Board denied Plaintiffs’ application. (Id.) Plaintiffs then filed an Article 78 proceeding to challenge Defendants’ denial of their application in January 2021. (Id. at ¶ 127). Shortly thereafter, Plaintiffs allege that the Town Attorney (Brian Nugent) contacted them and offered to get

their water and sewer rights application approved in exchange for the burial area and a promise that Plaintiffs do not develop any part of their land for another 10 years. (Id. at ¶ 128). Plaintiffs again rejected this offer. Id. When deposed about whether he instructed the Town Attorney to make this offer to Plaintiffs, Town Supervisor Albra denied any knowledge of the offer. (ECF No. 76-6 at 26).

Plaintiffs now seek to compel documents and communications between Defendants and the former Town Attorney Brian Nugent “related to (1) Plaintiffs’ petitions to extend Blodgett water and sewer districts and Defendants’ denial of the same and/or (2) the so-called offers to Plaintiffs seeking to exchange the water and sewer services for the burial area.” (ECF No. 76 at 6) (internal quotation marks omitted). Plaintiffs also seek a deposition of Mr. Nugent in connection with the

alleged quid pro quo offer made to Plaintiffs. In connection with Plaintiffs’ motion, the Court ordered that all documents being withheld by Defendants be submitted to the Court for an in-camera inspection. (ECF No. 82). DISCUSSION

I. Legal Standard A. Attorney-Client Privilege Under federal common law,1 “the attorney-client privilege protects communications (1) between a client and his or her attorney (2) that are intended to be, and in fact were, kept confidential (3) for the purpose of obtaining or providing

legal advice.” United States v. Krug, 868 F.3d 82, 86 (2d Cir. 2017) (alteration omitted); accord In re Spalding Sports Worldwide, 203 F.3d 800, 805 (Fed. Cir. 2000). “The underlying purpose of the attorney-client privilege is ‘to encourage full and frank communication between attorneys and their clients.’” Krug, 868 F.3d at 86 (quoting Upjohn Co. v. United States, 449 U.S. 383, 389 (1981)). “As a result, the attorney-client privilege creates a rule of confidentiality that ‘recognizes that sound legal advice or advocacy serves public ends and that such advice or advocacy

depends upon the lawyer’s being fully informed by the client.’” Id. (quoting Upjohn, 449 U.S. at 389). “In order to balance this protection of confidentiality with the competing value of public disclosure, however, courts apply the privilege only where necessary to achieve its purpose and construe the privilege narrowly because it renders relevant information undiscoverable.” Id. The party claiming the privilege has the burden of establishing the essential elements of the privilege. Id.

1 Where, as here, subject matter jurisdiction is grounded on a federal question, privilege issues are governed by federal common law. See Fed. R. Evid. 501. But the attorney-client privilege protects “only legal advice, not economic, business, or policy advice.” Durling v. Papa John's Int'l, Inc., No. 16CIV3592CSJCM, 2018 WL 557915, at *3 (S.D.N.Y. Jan. 24, 2018) (quoting Fox

News Network, LLC v. U.S. Dep't of Treasury, 911 F. Supp. 2d 261, 271 (S.D.N.Y. 2012)). Indeed, the test for whether a communication that contains both legal and non-legal advice is privileged is “whether the predominant purpose of the communication is to render or solicit legal advice.” Durling, 2018 WL 557915, at *3 (quoting In re Cnty. of Erie, 473 F.3d 413, 420 (2d Cir. 2007)). When “an attorney is consulted in a capacity other than as a lawyer, as (for example) a policy advisor,

media expert, [or] business consultant . . . that consultation is not privileged.” Erie, 473 F.3d at 421. That is because such consultations do not always implicate the “interpretation and application of legal principles to guide future conduct or to assess past conduct” central to the privilege. Id. at 419. Instead, the attorney-client privilege “requires a lawyer to rely on legal education and experience to inform judgment.” Id.

Although whether a communication between client and counsel is privileged often arises in the context of “communications to and from corporate in-house lawyers who also serve as business executives,” courts have also considered privilege issues as they relate to local government attorneys. Erie, 473 F.3d at 419. Indeed, in “civil suits between private litigants and government agencies, the

attorney-client privilege protects most confidential communications between government counsel and their clients that are made for the purpose of obtaining or providing legal assistance.” Id. at 418.

B.

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