Hartz Mountain v. NJ Sports & Exposition Auth.

848 A.2d 793, 369 N.J. Super. 175
CourtNew Jersey Superior Court Appellate Division
DecidedMay 14, 2004
StatusPublished
Cited by14 cases

This text of 848 A.2d 793 (Hartz Mountain v. NJ Sports & Exposition Auth.) is published on Counsel Stack Legal Research, covering New Jersey Superior Court Appellate Division primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Hartz Mountain v. NJ Sports & Exposition Auth., 848 A.2d 793, 369 N.J. Super. 175 (N.J. Ct. App. 2004).

Opinion

848 A.2d 793 (2004)
369 N.J. Super. 175

HARTZ MOUNTAIN INDUSTRIES, INC., on its own behalf and on behalf of the joint venture known as "Expo Park," Plaintiff-Appellant,
v.
NEW JERSEY SPORTS & EXPOSITION AUTHORITY, The Mills Corporation, and Mack-Cali Realty Corporation, Defendants-Respondents.
Elliot Braha, individually and on behalf of a class of similarly situated members, Plaintiff-Appellant,
v.
New Jersey Sports & Exposition Authority, The Mills Corporation, and Mack-Cali Realty Corporation, Defendants-Respondents.
In the Matter of the NJSEA's Denial of the December 2, 2003, January 2, 2004, and February 5, 2004, Requests for Public Records Filed Pursuant to the Open Public Records Act ("OPRA"), N.J.S.A. 47:1-1 et seq. by Hartz Mountain Industries, Inc.

Superior Court of New Jersey, Appellate Division.

Argued April 27, 2004.
Decided May 14, 2004.

*795 Justin P. Walder, Roseland, and Irwin A. Horowitz, Secaucus, argued the cause for Hartz Mountain Industries, Inc. (Walder, Hayden & Brogan and Horowitz, Rubino & Patton, attorneys; Messrs. Walder and Horowitz, of counsel; Shalom D. Stone, D. Mark Leonard, and Asaad K. Siddiqi, on the brief).

Timothy J. O'Neill, Princeton, argued the cause for New Jersey Sports & Exposition Authority (Windels Marx Lane & Mittendorf, attorneys; Mr. O'Neill, of counsel and on the brief; Charles M. Fisher, Xan K. Desch, Craig D. Gottila, and Ellen M. Christoffersen, on the brief).

Michael R. Cole, Teaneck, argued the cause for The Mills Corporation and Mack-Cali Realty Corporation (DeCotiis, FitzPatrick, Cole & Wisler, attorneys; Mr. Cole, of counsel; Benjamin Clarke and Gregory J. Bevelock, on the brief).

Barry D. Epstein, Rochelle Park, argued the cause for Elliot Braha individually and on behalf of a class (Epstein Beirne, attorneys; Mr. Epstein and Alice Beirne, on the brief).

Peter J. Herzberg, Morristown, argued the cause for Westfield Corporation (Pitney, Hardin, Kipp & Szuch, attorneys; Mr. Herzberg, on the brief).

Before Judges PRESSLER, ALLEY and R.B. COLEMAN.

*794 The opinion of the court was delivered by PRESSLER, P.J.A.D. (retired and temporarily assigned on recall).

This litigation arises out of the award of a bid and subsequent contract by New Jersey Sports & Exposition Authority (NJSEA) to defendants The Mills Corporation and Mack-Cali Realty Corporation (MMC) for a massive multi-use development, denominated the Meadowlands Xanadu, to be constructed and operated at and around the Continental Arena site in the Hackensack meadowlands. The bid and contract award are challenged by the two unsuccessful finalists who also bid for the award of the development project, Hartz Mountain Industries, Inc. (Hartz) and Westfield Corporation (Westfield). The Xanadu project is also challenged by a taxpayer, Elliot Braha, a Jersey City retailer, on his own account and those similarly interested.

The challenges to the Xanadu project are multifaceted, multi-forum, and multiplicitous. Of the eight appeals now pending in this court, three of them are now before us. In Docket No. A-5255-02T3 Hartz appeals from a judgment of the Law Division in an action, in which Braha sought to intervene, raising issues arising under the Open Public Records Act (OPRA), N.J.S.A. 47:1A-1, and the Open Public Meetings Act (OPMA), N.J.S.A. 10:4-6, et seq., as well as a number of issues challenging the validity of the initial request for public bids (RFP), the procedures attendant upon the award of the bid, and the conduct of the ensuing protest hearing. The complaint was dismissed by order entered on May 1, 2003, essentially on the ground that Hartz failed to exhaust its administrative relief, the trial judge having also concluded that because NJSEA is a state agency, Hartz, in any case, should have brought its complaint in the Appellate Division pursuant to R. 2:2-3(a)(2) rather than in the trial court. In Docket No. A-708-03T3, Braha appeals the dismissal of his complaint by the Law Division in which he raised issues that the parties agree are substantially subsumed *796 by those that had been raised in the Hartz action. The Braha complaint was also dismissed on exhaustion grounds.

Finally, by way of preliminary procedural recitation, we note that of the remaining five appeals that are not now before us[1], three of them, Docket Nos. A-1169-03T3, 1218-03T3, and 1243-03T3, are individual challenges by Hartz, Braha, and Westfield, respectively, from the September 10, 2003, action of the NJSEA rejecting the bid protest against the MMC award which each brought, and two of them, Docket Nos. A-2657-03T3 and 2734-03T3, are individual challenges by Hartz and Westfield to the December 3, 2003, resolution of NJSEA authorizing its execution of the development agreement with MMC. The final appeal, A-3805-03T3, is a challenge by Hartz to decisions of NJSEA respecting its further document requests. Because we address in this opinion the global issue of document access, we sua sponte dismiss A-3805-03T3, which we consolidate for purposes of this opinion, as moot. The issues therein raised are subsumed by our holding here.

As to the appeals before us, we remand to the trial court for reconsideration of the OPRA issues in accordance with the directions in this opinion. In addition, since the merits have been fully briefed on appeal and because, for reasons we will set forth, we are satisfied that NJSEA is a state agency for purposes of appellate review, we consider the OPMA issues as if transferred to this court pursuant to R. 1:13-4. We also now address the question of NJSEA's status as a state administrative agency, affirming the trial judge's holding to that effect. We also address the question of the nature of the required hearing on the bid protest and the appropriate forum therefor, holding that the hearing is within the jurisdictional competence of NJSEA itself. Finally, as to the question of the correct statutory authorization for NJSEA's procurement process for the project in question, we hold that it is N.J.S.A. 5:10-21.2 that applies in the circumstances. We are, however, satisfied that all other issues raised by appellants must be considered or reconsidered by NJSEA following the new or supplemental bid protest hearing which we here direct.

We have chosen to proceed in this manner having concluded that as a matter of expedition and orderly proceeding, the issue of the documents, if any, to which the appellants are entitled in order fully and effectively to prosecute their bid protest but to which they have heretofore been denied access must be decided first. That is so because appellants have not only received additional documents from NJSEA following the protest hearings, but it also appears not unlikely that as a result of the OPRA proceedings we herein direct appellants may be accorded access to additional documents relevant to the bid protest. That being so, we are satisfied that they would also be entitled to a new or supplemental bid protest hearing, the question of a new or only supplemental hearing being in NJSEA's discretion. Beyond that, we also think it clear that before any new or supplemental hearing is held, the issue of the manner and type of hearing to which appellants are entitled must be decided, and the identity of the forum to which appeals from NJSEA's actions are to be brought must be clarified.

*797 We address first the OPRA issue.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

C.E. v. Elizabeth Public School District
New Jersey Superior Court App Division, 2025
Vas v. Roberts
14 A.3d 766 (New Jersey Superior Court App Division, 2011)
In Re Xanadu Project
1 A.3d 747 (New Jersey Superior Court App Division, 2010)
Burnett v. Board
976 A.2d 444 (New Jersey Superior Court App Division, 2009)
In Re Proposed Xanadu Redevelopment Project
955 A.2d 976 (New Jersey Superior Court App Division, 2008)
Burnett v. County of Bergen
954 A.2d 483 (New Jersey Superior Court App Division, 2008)
Paff v. New Jersey Dept. of Labor
920 A.2d 731 (New Jersey Superior Court App Division, 2007)
State v. Clark
884 A.2d 808 (New Jersey Superior Court App Division, 2005)
Gannett NJ Partners v. Middlesex
877 A.2d 330 (New Jersey Superior Court App Division, 2005)
MAG v. Division of ABC
868 A.2d 1067 (New Jersey Superior Court App Division, 2005)
Bergen v. North Jersey Media
851 A.2d 731 (New Jersey Superior Court App Division, 2004)

Cite This Page — Counsel Stack

Bluebook (online)
848 A.2d 793, 369 N.J. Super. 175, Counsel Stack Legal Research, https://law.counselstack.com/opinion/hartz-mountain-v-nj-sports-exposition-auth-njsuperctappdiv-2004.