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EminentDomainandKelov.CityofNewLondonOverviewInthislesson,studentswillexplorethegovernmentalpowerofeminentdomainandgainanunderstandingofitsrelationshiptotheFifthAmendment’sprotectionofprivateproperty.StudentswillwatchaDVDabouttheSupremeCourtcaseKelov.CityofNewLondonandthenparticipateinacitycouncilsimulationbasedonthecase.BystudyingtheKelocaseanditsimpactonthenation,studentswillgainadeeperunderstandingoftheconflictinginterestsinvolvedineminentdomaincases.Grades10-11NCEssentialStandardsforAmericanHistory:TheFoundingPrinciples,CivicsandEconomics• FP.C&G.2.1:Analyzethestructuresofnational,stateandlocalgovernmentsintermsofwaystheyare
organizedtomaintainorder,security,welfareofthepublicandtheprotectionofcitizens• FP.C&G.2.3:EvaluatetheU.S.Constitutionasa“livingConstitution”intermsofhowthewordsinthe
ConstitutionandBillofRightshavebeeninterpretedandappliedthroughouttheirexistence• FP.C&G.2.6:Evaluatetheauthorityfederal,stateandlocalgovernmentshaveoverindividuals’rightsand
privileges• FP.C&G.2.7:Analyzecontemporaryissuesandgovernmentalresponsesatthelocal,state,andnational
levelsintermsofhowtheypromotethepublicinterestand/orgeneralwelfare• FP.C&G.3.1:Analyzehowtheruleoflawestablisheslimitsonboththegovernedandthosewhogovern
whileholdingtruetotheidealofequalprotectionunderthelaw• FP.C&G.3.3:Analyzelawsandpoliciesintermsoftheirintendedpurposes,whohasauthoritytocreate
themandhowtheyareenforced• FP.C&G.3.6:Explainwayslawshavebeeninfluencedbypoliticalparties,constituents,interestgroups,
lobbyists,themediaandpublicopinion• FP.C&G.5.2:Analyzestateandfederalcourtsbyoutliningtheirjurisdictionsandtheadversarialnatureof
thejudicialprocessNCEssentialStandardsforAmericanHistoryII• AH2.H.2.1:Analyzekeypolitical,economic,andsocialturningpointssincetheendofReconstructionin
termsofcausesandeffects(e.g.,conflicts,legislation,elections,innovations,leadership,movements,SupremeCourtdecisions,etc.).
• AH2.H.2.2:EvaluatekeyturningpointssincetheendofReconstructionintermsoftheirlastingimpact(e.g.,conflicts,legislation,elections,innovations,leadership,movements,SupremeCourtdecisions,etc.).
EssentialQuestions• Whatiseminentdomain?• WhatrestrictionsdoestheFifthAmendmentplaceontheexerciseofeminentdomain?(“…norshall
privatepropertybetakenforpublicuse,withoutjustcompensation.”)• WhatwastheSupremeCourt’sdecisioninKelov.CityofNewLondon?• Howdoesprivateeconomicdevelopmentsatisfythe“publicuse”requirement?Materials• EminentDomainPoliticalCartoon,attached• VoicesofAmericanLawDocumentaryofKelov.CityofNewLondon
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o DVDavailableathttp://web.law.duke.edu/voices/• TelevisionandDVDPlayer• Kelov.CityofNewLondonViewer’sGuideandAnswers,attached • CityCouncilSimulationInstructions,attached• AbridgedSupremeCourtOpinion,Kelov.CityofNewLondon,attached• “RulingSetsOffTugofWarOverPrivateProperty,’attached• NorthCarolinaEminentDomainLaw,attached• “AftertheHomesareGone”,attached• “ApologyAddsAnEpilogueToKeloCase:SupremeCourtJustice'sStartlingApologyAddsHumanContext
ToToughRuling”,attachedDuration1or1½blockperiodsProcedure
IntroductiontoEminentDomain1. Asawarm-up,projecttheattachedpoliticalcartoonanddiscuss:
• Whatdoyouseehere?Whatsymbols,objects,etc.doyounoticeinthisimage?• Whatdoyouthinkthearmmightsymbolizeandwhy?• Whatdoyouthinkthispoliticalcartoonisabout?Whatmessageistheartisttryingtoconvey?
2. Mostlikely,studentswillcometotheconclusionthatthepoliticalcartoonisinsinuatingthatthe
governmentcantakeone’shome.Oncethisconcepthasbeenbroughtup,furtherdiscuss:• Whatdoesthegovernmentneedpropertyfor?(Examples:buildingorexpandingroads,utilitylines,
schools,parksandnaturepreserves,railroads,etc)• Howdoesthegovernmentgetthelanditneeds?(Generally,itofferstopurchasethelandfromthe
landowner.)• Howmuchshouldthegovernmenthavetopayforlandpurchasedduetopublicneed?• Whatifthelandownerdoesn’twanttoselllandthatthegovernmentneeds?• Whatreasonsshouldthegovernmenthavetogivebeforetakingsomeone’sproperty?
3. Atthispoint,introducetheconceptofeminentdomain.Providestudentswiththefollowingvocabulary
terms:• Condemn–toappropriate(property)forpublicuse• Eminentdomain–therightofagovernmenttoappropriateprivatepropertyforpublicuse,usually
withcompensationtotheowner• Taking–agovernmentactionassumingownershipofrealpropertybyeminentdomain
4. ExplainthattheFifthAmendmenttotheConstitutionprovidessomerestrictionsonthegovernment’s
powerofeminentdomain:“…norshallprivatepropertybetakenforpublicuse,withoutjustcompensation.”(Teachermayprojecttextfortheclasstoread.)Discuss:• Inyouropinion,whatwouldbeavalidreasonforthegovernmenttotakesomeone’spropertyfor
“publicuse?”• (Introducestudentstothetermblight:somethingthatimpairsgrowth,withershopesandambitions,
orimpedesprogressandprosperity.Askstudentstoreconsiderthequestionimaginingthatthereisareallybadneighborhoodintheirtown,or“blightedarea.”)Shouldthegovernmenttrytoimproveblightedareas?
• Howshoulditbedeterminedifanareais“blighted”?
Documentary:Kelov.CityofNewLondon
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5. TellstudentsthattheseissueswereraisedintheSupremeCourtcaseKelov.CityofNewLondon,whichstudentswillbelearningaboutbywatchingadocumentary.Whileasynopsisofthecaseisprovidedforteacherreference,studentsneednofurtherintroductiontothefilm.• TeacherReference-SynopsisoftheCase
Afteryearsofeconomicproblems,PfizerInc.offeredtobuilditsnewglobalresearchfacilityinbeleagueredNewLondon,Connecticut.CityleaderssawthisasanopportunitytoimproveNewLondon’seconomyandtaxbase,andtheysecuredstatefundingtoredeveloptheareaaroundthePfizersiteknownastheFortTrumbullneighborhood.Theareacontainedasewagetreatmentplant,abandonedrailyard,junkyard,afewbusinesses,ahistoricfortandseveralprivateresidences.TheCitysawtheareaaspoorlyplannedandunattractiveanddecidedtodevelopaplantoreplacemostoftheexistingstructureswithofficeandretailspace,aluxuryhotelandpublicspacealongthewaterway.ManyFortTrumbullresidents,however,wereunwillingtoselltheirhomes.Homeowners’protestsfailedhowever,andthecitymovedtotaketheirhomesthrougheminentdomain.Concernedaboutthedestructionoftheirneighborhoodandtheseemingindifferenceofthecity,SusetteKeloandafewotherresidentscontactedtheInstituteforJusticeandsuedthecity.ThedisputewentallthewaytotheConnecticutSupremeCourt,whichupheldthecity’sexerciseofeminentdomain.TheSupremeCourtgrantedcertiorariandeventuallyaffirmedthedecisionoftheConnecticutSupremeCourt.TheSupremeCourtreasonedthateconomicredevelopmentwasapublicpurpose,consistentwithpriorinterpretationsoftheFifthAmendment’s“publicuse”requirement.TheCourtaccordedheavydeferencetothecity’sdeterminationsaboutthepoorconditionoftheneighborhoodandthepositiveimpacttheredevelopmentwouldhave.AccordingtotheCourt,thefactthataprivateindividualbenefitsfromtheexerciseofeminentdomaindoesnotnecessarilyviolatethe“publicuse”requirement.Theremustbesomeevidenceofcorruptionorulteriormotivestoestablishaviolation.TheCourt’sdecisionprovokedwidespreadcontroversyandledseveralstatestotoughentheireminentdomainlaws(seeattachedNewYorkTimesarticle).
• ViewingOptionsThereareseveralwaysyoucanchoosetohavetheclassviewthedocumentary:o YoumaychoosetohavetheclasswatchthevideowithnopausesandhavestudentsworkontheattachedViewer’sGuidewhilewatching.
o SuggestedViewing:Youmaychoosetopausethevideoatthetimesoutlinedbelowandasktheclasstodiscussthequestionslisted.StudentsmaycompletethequestionsbelowinadditiontoorinsteadofthequestionsontheViewer’sGuide.§ DiscussionPoint#1:(Pauseat5.08;rightafterMs.Kelodescribesthecitytearingdownhomes
inherarea)Askstudentshowtheywouldfeelifthegovernmenttriedtotaketheirhomes.Woulditmakeadifferenceifthegovernmentwastryingtoimprovetheeconomyofthewholearea,asitwasinNewLondon?
§ DiscussionPoint#2:(Pauseat12.47;rightafterthedocumentaryshowsthetextfromtheConstitution)Sincestudentshaveseendetailsoftheproposeddevelopment,askthemiftheythinktheeconomicdevelopmentshouldbeconsidered“publicuse.”
MovieInterlude:NewLondonCityCouncilSimulation
6. Oncethedocumentaryreaches17.10minutes(beforethedecisionbytheNewLondonCityCouncilisannounced)stoptheDVD.TellstudentstheyarenowinchargeofdeterminingwhattodoregardingtheredevelopmentofFortTrumballbyparticipatinginacitycouncilmeetingwheretheNewLondondevelopmentplanisbeingconsidered.Dividetheclassevenlyintosixgroups.DistributetheCityCouncilandStakeholderInstructionSheetstotheappropriategroups,aswellastheRedevelopmentProposal.Allowgroups5minutestoreviewtheirinstructions.Then,explainthefollowingtosummarizethecitycouncilmeetingprocess,projectingthemeetingagendafrombelow,andacceptinganyquestionsstudentsmayhave:
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• CityCouncil:(thisgroupshouldbecomprisedof5-7students;assignastudentwithstrongleadershipskillstheroleofMayor;thisgroupshouldreceivetheCityCouncilInstructions,theNewLondonRedevelopmentPlan,andtheMeetingAgenda,attached)UndertheMayor’sleadership,youwillspendthenext20minutespreparingforyourCityCouncilmeeting.ReviewtheinstructionsandtheNewLondonRedevelopmentplanprovidedtoyou.Asacouncil,discussyourfirstimpressionsoftheredevelopmentplan.Then,reviewthemeetingagendalistingthegroupsthatwillbepresentingtoyoutoday.Inferwhatyouthinkthesegroupsmaysaytoyoutoday.Asyoudiscusseachgroup,asacouncilyoumustcreate2-3follow-upquestionsforeachgroupthatyouwillaskaftertheirpresentation.
• StakeholderGroups:(ProvidethesestudentswithStakeholdersInstructions,NewLondonRedevelopmentPlan,andtheMeetingAgenda,attached)Youwillspendthenext20ormoreminutesdevelopingapresentationtotheCityCouncil;yourgoalisfortheCounciltoeithersupportorrejecttheredevelopmentplan.Youmustfigureouthowtoprepareanorganized,creative,andmotivationalpresentation.Also,youshouldspendsometimereviewingtheagendaandanticipatingwhattheotherpresentinggroupsmightsay.Thiswillhelpyouknowwhatyouareupagainstandalsowhatyoushouldsaytocontradictthegroupswhomayopposeyou.
*Teachernote:Thissimulationisdesignedtobeentirelystudentled,withthestudentplayingtheMayorleadingthesimulation.Duringthesimulation,assistthisstudentinmovingthingsalongwhenneeded,buttrytoallowthestudentstohavecontrolofthesimulationasmuchaspossible.7. Onceallgroupsarereadytopresent,arrangetheroomsothattheMayorandCouncilmembersarefacing
theaudience.Placeanadditionaltableand/orchairsbetweentheaudienceandCouncil(facingtheCouncil).Thisiswherestudentswillcometopresent.Remindstudentsofthemeetingformat:
Mayorcallsmeetingtoorderandgivesoverview 1-2minutesPresentationfromtheNewLondonDevelopmentCorporation 3-5minutesFollow-upquestionsfromCityCouncil 2minutesPresentationfromCoalitiontoSaveFortTrumbull 3-5minutesFollow-upquestionsfromCityCouncil 2minutesPresentationfromthePfizerCorporation 3-5minutesFollow-upquestionsfromCityCouncil 2minutesPresentationfromNewLondonLandmarks 3-5minutesFollow-upquestionsfromCityCouncil 2minutesPresentationfromFortTrumbullCitizensforChange 3-5minutesFollow-upquestionsfromCityCouncil 2minutesMayorcancallforanyfinalcommentsorquestionsfrompresentinggroupsandCouncilmembers(iftimepermits)
3-5minutes
MayorleadsopendeliberationofCityCouncil 10minutes
8. Theteachershouldreviewexpectedbehaviorforthesimulation,notingexpectationssuchas:• Remainrespectfulatalltimesandencourageoneanother.• Tryyourbestandtakethesimulationseriously.• Listenwhenothersarespeaking.Donotdiscussyourpresentationorrebuttalswhileothergroupsare
presenting.• Maintainorderandprofessionalismthroughoutthehearing,whetheryouagreewithwhatisbeing
saidornot.• Nonamecalling,eyerolling,smackingteeth,disruptivecomments,etc.• Havefun!
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9. Oncetheexpectationsareclearlydefined,asktheMayortocallthemeetingtoorderandconductthesimulation.Afterallgroupshavepresentedandbeenquestionedbycouncilmembers,andiftimepermits,theMayorcancallforfinalcommentsfromthepresentinggroups,orallowgroupstoaskquestionsofoneanothertoaffecttheCouncil’sdecision.Iftimedoesnotpermit,theMayorshouldthankallpresentersfortheirtime.Theteachershoulddetermineoneofthefollowingmeansofclosingtheactivity:• TheMayorcanleadtheCouncilinanopendeliberationregardingtheredevelopmentproposal.
(Ensurestudentsunderstandthatinarealisticsituation,thiswouldnotnecessarilybethecase.)Presentingcitizengroupsshouldonlylistenatthispoint.Thedeliberationcanlastuntilcouncilreachesaunanimousdecision,orifdebateensues,theMayorcanbeinstructedto“tablethediscussionuntilthenextmeeting.”Ifconsensusisnotmet,reflectonthisintheclosingdiscussion.
• RatherthanhavingtheCouncildeliberatingasagroup,aquickeroptionistohaveeachcouncilmemberstatehisorhercurrentopinionoftheproposal,notinghowheorshewouldvoteanddiscussingwhichofthepresentersaffectedhisorheropinion.
10. Basedonthepresentations,haveallstudentsdiscussusingthefollowingquestions:
• Whatdoyouthinkoftheopinionsand/ordecisionrepresentedbytheCouncil?• HowwouldyouvoteifyouwereontheCouncil?Why?• TheFifthAmendmenttotheConstitutionstatesthat“norshallprivatepropertybetakenforpublic
use,withoutjustcompensation.”WhatdoyouthinkthewritersoftheConstitutionmeantbythephrase“publicuse”?WouldyouconsidertakingpropertyundertheNewLondonRedevelopmentProposal“publicuse”?
• TheSupremeCourthasapprovedgenerallythewidespreaduseofthepowerofeminentdomainbyfederalandstategovernmentsinconjunctionwithprivatecompaniestofacilitateurbanrenewal,destructionofslums,erectionoflow-costhousinginplaceofdeterioratedhousing,andthepromotionofaestheticvaluesaswellaseconomicones.Doyouthinkthat“publicuse”extendstomakinganareamoreattractiveoreconomicallystrong?Explain.
11. Afterthepresentations,continueviewingtherestofthedocumentary.Teacherscanchoosetopauseat
thenotedpointsbelowforfurtherdiscussion,orplaytheremainderoftheDVDwithnopauses.§ DiscussionPoint#3:(Pauseat18.06;rightaftertheCoalitionmemberssays“Let’skeeptrying.)
HowdidtheCityCouncil’sdecisioncomparetotheclassCityCouncilsimulation?Doyouagreewiththelawyer’sappraisalthatjustbecausetheNewLondonCityCouncildidnotagreewiththeCoalition,itdoesnotmeanthattheydidnotlisten?WasthisaonceinalifetimechanceforNewLondon?
§ DiscussionPoint#4:(Pauseat21.21afterthelawyerdescribesthechallengeofleavingthehouses.)Doyouagreewiththelawyerthatleavingrandomlotsspreadoutwouldmakeitimpossibletoredevelopthewholearea?Whyorwhynot?
§ DiscussionPoint#5(Pauseat25.16afterthelawyerdescribesthechangesmadetoFortTrumbull)Whichlawyer,inyouropinion,makesastrongerargument,thelawyerfromtheInstituteofJusticeortheNewLondonattorney?Explain.
Court’sOpinion:Kelov.CityofNewLondon
12. TeacherscandistributecopiesoftheattachedAbridgedSupremeCourtOpinion,havethestudentsreadit,thendiscussasaclass;or,teacherscansimplysummarizeandexplaintheCourt’sfinaldecisiontotheclass:• TheSupremeCourt,ina5-4decision,ruledinfavorofNewLondon.TheCourtfirststateditsdesireto
defertothejudgmentsoflocalgovernments.TheCourtthensaidthattheNewLondonplanappearedtobeacarefullyconsideredefforttoaddresstheproblemsinthecity.Economicdevelopment,accordingtotheCourt,isavalidpublicpurposeandissufficienttojustifytheexerciseofeminentdomain.
• TheCourtreliedonlegalprecedentinmakingitsdecision.ThetwomaincaseswereMidkiffandBerman.
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o HawaiiHousingAuthorityv.Midkiff,467U.S.229(1984)–TheCourtupheldHawaii’suseofeminentdomaintoredistributelandmoreevenlyinthestate.Asmallgroupofwealthyindividualsownedthemajorityofthestate’sland,causingseriousproblemsinrealestatemarkets.Thestateusedeminentdomaininordertoaddresstheseissues.
o Bermanv.Parker,348U.S.26(1954)–TheCourtupheldaWashingtonD.C.plantoredevelopablightedarea.TheCourtdeterminedthatgovernmentcouldtakeprivatelandforapublicpurpose(notjusta“publicuse”),solongasitpaidjustcompensation.
13. Afterexplainingtheholdingand/orhavingstudentsreadtheeditedopinion,askstudentsfortheir
reactionstotheCourt’sdecision:• WastheCourt’sdecisionconsistentwiththeCouncil’sdecisionand/orouropinionsduringthecity
councilsimulation?• DoyouagreewiththeCourt’sholding?Whyorwhynot?• WhataspectsoftheCourt’sdecisiondoyoufindmostandleastpersuasive?• Howdoyouthinkjudgesshoulddistinguishbetweenpublicandprivateuses?
AdditionalActivities• “RulingSetsOffTugofWarOverPrivateProperty”:DistributecopiesoftheattachedNewYorkTimes
articleandhavethestudentsreadit.Allowstudentstodiscusstheirreactionstothefollowingquestions:o WhydoyouthinkthisSupremeCourtdecisionwassocontroversial?o WhatdoyouthinkofthewaySantaCruzisexercisingeminentdomain?o DoyouthinkthiskindofgovernmentactioniswhattheSupremeCourtintended?
• EminentDomaininNC:InformthestudentsthatNorthCarolina’slawoneminentdomainwasmodifiedaftertheKelocase.PassoutcopiesoftheattachedNorthCarolinalawregardingtherulesforeminentdomain.Instructstudentstosummarizeeachsectionintheirownwords.
• EminentDomainEssayAssignment:Instructstudentstoprepareashortessay(5+paragraphs)discussingtheirperspectiveoneminentdomainaftertoday’sclass.Essay’sshouldincludeargumentsthatstudentsfoundmostpersuasiveduringclassdiscussionandtheCityCouncilactivity.Makesuretoincorporateinformationfromothersourcesdiscussedinthelesson,suchasthedocumentary,theSupremeCourtopinion,thetwoprecedentsdiscussedinclassandtheNewYorkTimesarticle.Remindstudentsto:o Developyourperspectiveonthemeaningofeminentdomain.o Thinkaboutthepurposeandcontextofyourarticle.o Organizeyouressaysothatyourideasprogresslogically.o Includerelevantdetailsthatclearlydevelopyouressay.o Edityouressayforstandardgrammarandlanguageusage.*Ifithasnotalreadybeendistributed,givetheclassthe“AbridgedSupremeCourtOpinion”handouttoreadbeforecompletingtheassignment.
• Kelo’sAftermath:Providestudentswithacopyoftheattached“Afterthehomesaregone”handout,whichdescribestheaftermathoftheKelodecisionfouryearslater.Havestudentsreadtheeditorialandanswertheattachedquestionsindividuallyorinpairs.Afterstudentshavefinishedreadingandansweringthequestions,discussthequestionsasaclass.
DifferentiationStudentswithSpecialNeeds
• Ensurethatstudentsareplacedinmixedabilitygroups.• Studentswhodonotworkwellinsmallgroupsmayworkalone.GivethemtheProposedDevelopment
plan,andtellthemthattheyareaCityCouncilmemberwhomustdecidewhethertopasstheplanornot.Havethemwriteouttheirresponseandreasoning.
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• Studentsmayhavemoredifficultywithreadingthecourtdecision.Accessabriefdescriptionofthecaseanddecisionatwww.oyez.org.Entercasenameinthesearchbarinthetoprighthand.
AIG
• Havethestudentschooseoneoftheadditionalactivitiestocomplete.
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EminentDomainPoliticalCartoon
Source:http://www.inthesetimes.com/images/29/22/domain.jpg
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Name:________________________________
Kelov.NewLondonViewer’sGuide
1.NameoneoftheproblemsfacingNewLondonthatismentionedatthebeginningofthedocumentary.2.WhatcompanyofferedtobuilditsglobalresearchfacilityinNewLondon?3.WhatistheNewLondonDevelopmentCorporation(NLDC)?4.HadNewLondontried“urbanrenewal”priortothisplan?5.NameatleasttwoproblemsthecitysawwiththeFortTrumbullneighborhood.6.InthenewplanforFortTrumbull,whatdidtheCityplantobuild?7.WhatmainargumentdidtheInstituteforJusticemakewhenitfiledsuitagainstthecity?8.WhatdoesthecitysaymakesitsplandifferentfromtheWal-Martexample?
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Kelov.NewLondonViewer’sGuide-ANSWERKEY1.NameoneoftheproblemsfacingNewLondonthatismentionedatthebeginningofthedocumentary.lowtaxbase,closingoftheNavybase,decliningpopulation,highunemployment2.WhatcompanyofferedtobuilditsglobalresearchfacilityinNewLondon?Pfizer3.WhatistheNewLondonDevelopmentCorporation(NLDC)?NLDCisanon-profitagentofthecity.ItsgoalistocreatemoretaxrevenueandtoimprovetheeconomichealthofNewLondon.4.HadNewLondontried“urbanrenewal”priortothisplan?Yes5.NameatleasttwoproblemsthecitysawwiththeFortTrumbullneighborhood.Eightypercentofcommercialpropertieswerevacant.Thepropertyalsocontainedanabandonedrailyard,ajunkyard,polluted“brownfields,”asewerplantandanoiltankfield.6.InthenewplanforFortTrumbull,whatdidtheCityplantobuild?offices,shops,residentialareas(condos),amuseum7.WhatmainargumentdidtheInstituteforJusticemakewhenitfiledsuitagainstthecity?Promotingprivatecommercialinterestsandtransferringproperty“fromAtoB”arenot“publicuses”underthe5thAmendment.8.WhatdoesthecitysaymakesitsplandifferentfromtheWal-Martexample?Thecity’splanincludedenvironmentalremediation,newroads,sewersandmeansofpublicaccess,allofwhich(accordingtothecity)arevalidpublicuses.
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ProposedNewLondonRedevelopmentPlan
NewLondonhasdesignatedthenonprofitNewLondonDevelopmentCorporation(NLDC)toprepareandimplementthefollowingplan,includingacquiringthepropertiesslatedforredevelopmentthroughpurchaseoreminentdomain.GoalsoftheNLDC:
• increasethecity'staxbase,• increasethenumberofjobs,and• improvethequalityoflifeforNewLondonresidents.
Pfizer'splannedGlobalDevelopmentFacility(GDF)ThePfizerBoardofDirectorshaveapprovedaplanfora$300millionGlobalDevelopmentFacilityinNewLondon.Thefacilitywillemploy1,900workerswitha$125millionannualpayrollby2002.ThenewGDFwillrequirealargesuburbanorruraltractoflandnexttoamajorhighwayforitsconstruction.ComplementingPfizer’sinvestment,astategrantof$78millionwillbeusedtofurtherredevelopment.VisionoftheRedevelopedFortTrumbullAreaTheFortTrumbullareapresentstheperfecttractoflandforthisproject.TheFortTrumbullareaincludestheunoccupiedNavalUnderseaWarfareCenter(NUWC),theregionalwaterpollutioncontrolauthority,andresidentialandcommercialpropertiessituatedon115privatelyownedparcels.Theareaisconsideredpoorlyplannedandunattractive.ThevisionofthisredevelopmentplanisforthenewPfizerGlobalDevelopmentFacility,withaninvestmentof$180millioninprivatefunds,tobethecenterpieceofaconcentratedreuseoftheFortTrumbullpeninsula.WithacombinationofPfizer’sinvestmentandstategrantfunds,theredevelopedareawouldinclude:
• Pfizer’sGlobalDevelopmentFacilityoffices• conferencecenter• fitnesscenter• marina• luxurycondos*• 5-starhotel*• anewCoastGuardMuseumatFortTrumbull• refurbishmentofthehistoricFortTrumbullintoastatepark• publicaccesstothewaterfront,withplannedpedestrianandbikepathsleadingintodowntown• upgradeofthearea’sutilitiesandinfrastructure• improvingtheodorcontrolandothersystemsofthecity'swastewatertreatmentplant• purchaseandenvironmentalabatementofanadjacentscrapyard
*Theresidentialandhotelportionsoftheprojectrepresentabout$50millionworthoftaxableproperty;thevalueoftheofficebuildingshavenotyetbeencalculated.ActionStepstoImplementPlanAcquisitionofnumerousFortTrumbullresidentialandbusinesspropertiesisrequired.
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CityCouncilInstructionsTheMayor
AboutYou:YouareinyoursixthtermasNewLondon’smayor,andyouarealifelongNewLondonresident.Youfeelacity’sfutureisinitsconstantdevelopmentandeconomicprogression.Havingwatchedyourcitydeteriorateovertheyears,youareeagertofindasolutiontothecity’seconomicproblems.Manyresidentshavetoldyouthattheythinkthedevelopmentplanisagodsendforthetroubledcity.ButyouarealsosympathetictothepeoplewholiveintheFortTrumbullarea.Youhatetheideaofthrowingpeopleoutoftheirhomes,andmostofall,youhatebeingputinthemiddleofthiscontroversy.YouhopetheCouncilcancometoadecisionthatwillpleaseallNewLondonresidents.
Instructions:YouandyourfellowcouncilmembersarehearingfromvariousgroupsofcommunitymemberstodeterminewhetherornotyouwillapproveorrejecttheNewLondonRedevelopmentPlan.Today,asyoulistentocitizenopinions,yourresponsibilityistomakeadecisionforthecommongoodofNewLondon.1.Toprepareforthecouncilmeetingtonight,leadtheCouncilinreviewingtheProposedRedevelopmentplanforNewLondon.Facilitatediscussionamongcouncilmembersinwhichallofyoushareyourfirstimpressionsoftheproposal,aswellasanyquestionsyouhaveorchangesyoumayliketoseemade.2.Also,asagroup,reviewtheNewLondonCityCouncilMeetingAgendawhichlistseachgroupthatissigneduptopresenttoyoutoday.Anticipatewhatyouthinkeachgroup’sstancewillbeonthisissue.Createatleasttwoquestionstoaskeachpresentinggroupaftertheirpresentation.Thesequestionsmaychangebasedonwhatyouhearinthepresentations.3.OnceitistimefortheCityCouncilmeetingtobegin,YOU,astheMayor,willcallthemeetingtoorderbygreetingthecouncilmembersandwelcomingthecitizensinattendance.YouwillthenleadeveryoneinthePledgeofAllegiance.Finally,youwillreviewthepurposeoftoday’smeetingbysummarizingtheredevelopmentplanandthedecisiontheCouncilmustmake.Then,followingthemeetingagendathatyoureceived,youwillcalleachgroupuptopresent.Eachgroupwillhaveupto5minutestopresenttheiropinionstotheCouncil.4.Aftereachpresentation,youwillopenthefloorforquestionsfromcouncilmembersofthatpresentinggroup.YouandtheCouncilmayrefertothequestionsyoupreviouslycreated,oraskquestionsbasedonnewinformationyouheard.Remember,youneedtogatheralloftheinformationyoucaninordertomakeaninformeddecision.5.Onceallgroupshavepresented,astheMayor,youwillthankallcitizensfortheirpresentationsandbeginanopencouncilsessioninwhichyouandyourfellowcouncilmembersdeliberatewhethertoapproveorrejecttheNewLondonRedevelopmentPlan.Ifyoudecidetoapprovetheredevelopmentplan,thenyoumustdetermineifyouwilldosoexactlyasproposedintheplan,orifyouwillmakechangestotheplan(forexample,howwouldyoucompensatecitizenswholosetheirproperty?).Ascitycouncil,youmayhavedifferentideasregardingtheproposedredevelopmentplan.Youmustworkthroughthisusingrespectfuldebate,negotiation,andcompromise,andattempttocometoaconsensus.
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CityCouncilInstructionsCouncilMember
Instructions:YouandyourfellowcouncilmembersarehearingfromvariousgroupsofcommunitymemberstodeterminewhetherornottoapproveorrejecttheNewLondonRedevelopmentPlan.Ifyoucontinuewiththeplanasproposed,youwillbeallowingthecitytotakeanumberofresidentialhomesthrougheminentdomain.Ifyouchoosenottoproceedwiththeplan,thePfizerCorporationmaytaketheirproposedcomplextoanareathatwillbemorewillingtoprovidebetteraccommodationsforitsemployees.Today,asyoulistentocitizenopinions,yourresponsibilityistomakeadecisionforthecommongoodofNewLondon.1.ReviewtheProposedRedevelopmentplanforNewLondon.Basedonyourviewsasdescribedabove,discussyourfirstimpressionsoftheproposalwithyourfellowcouncilmembers,aswellasanychangesyoumayliketoseemade.2.Also,asagroup,reviewtheNewLondonCityCouncilMeetingAgendawhichlistseachgroupthatissigneduptopresenttoyoutoday.Inferwhatyouthinkeachgroup’sstancewillbeonthisissue.Createatleasttwoquestionstoaskeachpresentinggroupaftertheirpresentation.Thesequestionsmaychangebasedonwhatyouhearinthepresentations.3.OnceitistimefortheCityCouncilmeetingtobegintheMayorwillcallthemeetingtoorder.Eachgroupwillhaveupto5minutestopresenttheiropinionstotheCouncil.4.Aftereachpresentation,youwillhavetheopportunitytoaskquestionsofthepresentinggroup.Youandyourfellowcouncilmembersmayrefertothequestionsyoupreviouslycreated,oraskquestionsbasedonnewinformationyouheard.Remember,youneedtogatheralloftheinformationyoucaninordertomakeaninformeddecision.5.Onceallgroupshavepresented,theMayorwillthankallpresentersfortheirpresentationsandbeginanopencouncilsessioninwhichyouandyourfellowmembersdeliberatewhethertoapproveorrejecttheNewLondonRedevelopmentPlan.Ifyoudecidetoapprovetheredevelopmentplan,thenyoumustdetermineifyouwilldosoexactlyasproposedintheplan,orifyouwillmakechangestotheplan(forexample,howwouldyoucompensatecitizenswholosetheirproperty?)AsCityCouncil,youmayhavedifferentideasregardingtheproposedredevelopmentplan.Youmustworkthroughthisusingrespectfuldebate,negotiation,andcompromise,andattempttocometoaconsensus.
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StakeholderInstructions
TheCoalitiontoSaveFortTrumbull
YourgrouprepresentsSusetteKeloandotherresidentsoftheFortTrumbullarea.YourgoalistoconvinceCityCounciltoREJECTtheredevelopmentplan.Manyofyouhavelivedinthisareayourwholelivesandyouaredeterminedtodowhateverittakestodefeatthisplanandsaveyourhomes!Firstandforemost,yourgroupfeelsapprovingthisredevelopmentplanwouldbeaviolationofyourConstitutionalrights,particularlyyourFifthAmendmentright.You’resureitcan’tbelegaltotakesomeone’shomeforprivatedevelopment.Thisisn’tanissueoftakingyourpropertyfor“publicuse”–publicusewouldbebuildingaschoolorabridge.No,thisisanissueoftakingyourpropertyforPRIVATEPROFIT.YouareAmericancitizenswhowillbekickedoutofyourhomesifthisplanisapproved,thusyoufeelthisexerciseofeminentdomainisun-Americanandanunfairseizureofyourpersonalproperty.Surely,thistypeofthieveryandmisuseofpowercan’toccurinthiscountry!YourgrouphasalsobeenworkingwiththeInstituteforJustice,whobelievesthisisasocialjusticeissueandaviolationofFortTrumbull’sresidents’liberties.WhileFortTrumbullmaynotbeafancyneighborhood,therearemanyworkingclassfamilieswhomakeagoodlifehereandsafelyraisetheirfamilies.Thus,youfeelthatyourneighborhoodisbeingtargetedsincemanyoftheresidentsofFortTrumbulldonothavethefinancialresourcestofightthisinthecourts,nottomentionthefactthatmanyresidentsareelderlyandlacktheabilitytofightthisbattle.Further,itiscleartoyouthatbig,fancycompanieslikePfizerandtheNewLondonDevelopmentCorporationjustwanttodestroytheseaffordablefamilyhomestobuildfancycondosandluxuryhotels.ThisisanexampleoftherichinAmericanattemptingtogetricher,andinthiscasetheywillbestealingpropertyfromworkingclasscitizenstodoso!AstheInstituteforJusticehastoldyouall,removingyoufromyourhomeisasseriousasputtingyouinprison,andthereisnoreasontodoeither!1.Worktogethertodevelopa3minutepresentationtoCityCouncil.Yourpresentationshould: a...Beginwithanintroductionandoverviewofyourstanceregardingtheproposedredevelopment
plan.Usingtheinformationaboveasaguidelineofyourgroup’sviews,expandthisinformationintoanargumentinwhichyouclearlystatewhatyouexpectthecouncilmemberstodoregardingtheproposedredevelopmentplanandwhy.
b…Answerthefollowingquestionsinyourpresentation… •Whydoyouwantcouncilmemberstorejecttheredevelopmentplan? •HowwillthepassingoftheredevelopmentplannegativelyimpactthecityofNewLondon? •Inwhatwayswilltheredevelopmentplanbeineffective?Inwhatwaysistheredevelopment planunjust? •Whyshouldcouncilmembersvoteaccordingtoyourviewsoverthoseopposingyou? c…YourstatementmustincludeatleastonereferencetotheUnitedStatesConstitution. d…Endwithaconvincingconclusionandgroupcreatedsloganthatwillmakethecouncilremember yourpresentation2.Asyoudevelopyourpresentation,considerwhattheothercitizenpresentersmightsayintheirpresentations.BepreparedtoarguewhyvotinginaccordancewithyourviewswillhavemoreofapositiveimpactonNewLondonthanwhatthoseopposingyouarerequesting.3.Anticipatewhatquestionscouncilmembersmighthaveofyousothatyouarepreparedtoanswer.4.Select1-2groupmemberstopresentyourstancetoCityCouncilmembers.TherestofthegroupwillberesponsibleforassistinginansweringquestionstheCityCouncilwillaskyouafteryourpresentationisfinished.Remember,yourgoalistogettheCityCounciltoREJECTtheproposedredevelopmentplan.Goodluck!!
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StakeholderInstructions
NewLondonDevelopmentCorporationYourgrouprepresentstheNewLondonDevelopmentCorporation,whoisresponsibleforcreatingtheredevelopmentplanbeingdebatedtoday.YoufirmlybelievethattheredevelopmentplanisthebestopportunitythecityhasseeninyearsandyourgoalistoconvincetheCityCounciltoAPPROVEtheredevelopmentplan.YoubelievethatthisredevelopmentplanisanidealwaytoimproveNewLondon’seconomy,nottomentionthequalityoflifeforNewLondonresidents(especiallythecitizensofFortTrumbull).First,theredevelopmentplanwillincreasethecity’staxbase.Currently,56%oflandinNewLondonisnon-taxable,meaningthelocalgovernmentisnotgettinganyrevenuefromthoseproperties.Sincepropertytaxistheprimemethodforacity’srevenueforimportantservicessuchasschools,streets,firemen,police,etc.,NewLondonissufferingfinancially.Approvingthisredevelopmentplanwouldgreatlyincreasethecity’srevenueinthepropertytaxesPfizerwouldpayalone(nottomentionalltheotherbusinessesthatwillcometothearea).Whocanarguethatpoliceandteachersdon’tneedbetterfunding?CurrentlytheFortTrumbullareaisa“roughandtough”areathatisindesperateneedofclean-up.Yourplanwillturnthis“eye-sore”ofanareaintoabeautifulbusinessandtouristdestination.YourplannotonlyinvolvesPfizerbuildingitsGlobalDevelopmentofficeshere,butalsoinvolvesamazingpublicspacesforallcitizenstouse,aluxuryhotelandcondos,refurbishingtheactualfortlocatedinFortTrumbullandturningitintoastatehistoricpark,andmuchmore.Ifthisplanisapproved,morebusinesses,tourists,andlocalswillpourintotheareaandenjoyit.Whileyouunderstandthefrustrationsomeresidentsmayfeelinlosingtheirhomes,theyreallyneedtoviewthisasanopportunity.Theywillbepaidfairlyforthevalueoftheirhomesandcanfindanicerplacetolivethentherun-downareatheycurrentlyresidein.Also,theircitywillprosperbasedontheirsacrifice.AsmuchasyousympathizewiththeFortTrumbullresidents,youthinktheymustbemovedforthegoodofthecity.1.Worktogethertodevelopa3minutepresentationtoCityCouncil.Yourpresentationshould: a...Beginwithanintroductionandoverviewofyourstanceregardingtheproposedredevelopment
plan.Usingtheinformationaboveasaguidelineofyourgroup’sviews,expandthisinformationintoanargumentinwhichyouclearlystatewhatyouexpectthecouncilmemberstodoregardingtheproposedredevelopmentplan.
b…Answerthefollowingquestionsinyourpresentation… •Whydoyouwantcouncilmemberstoapprovetheredevelopmentplan? •HowwillthepassingoftheredevelopmentplanpositivelyimpactthecityofNewLondon? •Inwhatwayswilltheredevelopmentplanbeeffective?Whatopportunitiesdoesthe redevelopmentplanofferthecityofNewLondonanditsresidents? •Whyshouldcouncilmembersvoteaccordingtoyourviewsoverthoseopposingyou? c…YourstatementmustincludeatleastonereferencetotheUnitedStatesConstitution. d…Endwithaconvincingconclusionandgroupcreatedsloganthatwillmakethecouncilremember yourpresentation2.Asyoudevelopyourpresentation,considerwhattheothercitizenpresentersmightsayintheirpresentations.BepreparedtoarguewhyvotinginaccordancewithyourviewswillhavemoreofapositiveimpactonNewLondonthanwhatthoseopposingyouarerequesting.3.Anticipatewhatquestionscouncilmembersmighthaveofyousothatyouarepreparedtoanswer.
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4.Select1-2groupmemberstopresentyourstancetoCityCouncilmembers.TherestofthegroupwillberesponsibleforassistinginansweringquestionstheCityCouncilwillaskyouafteryourpresentationisfinished.Remember,yourgoalistogettheCityCounciltoAPPROVEtheproposedredevelopmentplan.Goodluck!!
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StakeholderInstructions
FortTrumbullCitizensforChangeYourgrouprepresentsagroupofcitizenslivinginFortTrumbullwhohopetoconvincecitycounciltoAPPROVEtheredevelopmentplan.UnlikethemembersoftheCoalitiontoSaveFortTrumbull,youbelievethisisasensibleopportunityforthecitizensofFortTrumbulltogetafreshstartelsewhere.FortTrumbull,theareainwhichyoulive,iscurrentlyborderedbyajunkyard,anabandonedAmtrakrailroadyard,anoiltankfield,andmanydilapidatinghomes.Notonlyisthesceneryhideous,buttheplacereeksfromthesmellofthefoulwatertreatmentplantdowntheroad,whichwillfinallyberenovatedwiththeredevelopmentplan.Fewpeopleareinterestedinpurchasinghomesthatareforsaleinthearea.Theredevelopmentplanoffersyouashomeownersthechancetobepaidafairpriceforyourpropertyandstartfreshelsewhere.Ratherthanspendtimefightingtheinevitable,yourgroupfeelsFortTrumbullcitizensshouldlookatthisasanopportunityandspendtheirtimefindinganewhomeelsewhereinthecitywiththemoneythatwillbeprovidedina“buy-out”toeachresident.1.Worktogethertodevelopa3-minutepresentationtoCityCouncil.Yourpresentationshould: a...Beginwithanintroductionandoverviewofyourstanceregardingtheproposedredevelopment
plan.Usingtheinformationaboveasaguidelineofyourgroup’sviews,expandthisinformationintoanargumentinwhichyouclearlystatewhatyouexpectthecouncilmemberstodoregardingtheproposedredevelopmentplan.
b…Answerthefollowingquestionsinyourpresentation… •Whydoyouwantcouncilmemberstoapprovetheredevelopmentplan?Whataboutthis planmakesyouwillingtomoveoutofyourhomeandsellittothecity? •HowwillthepassingoftheredevelopmentplanpositivelyimpactthecityofNewLondon? •Inwhatwayswilltheredevelopmentplanbeeffective?Whatopportunitiesdoesthe redevelopmentplanofferthecityofNewLondonanditsresidents? •Whyshouldcouncilmembersvoteaccordingtoyourviewsoverthoseopposingyou? c…YourstatementmustincludeatleastonereferencetotheUnitedStatesConstitution. d…Endwithaconvincingconclusionandgroupcreatedsloganthatwillmakethecouncilremember yourpresentation2.Asyoudevelopyourpresentation,considerwhattheothercitizenpresentersmightsayintheirpresentations.BepreparedtoarguewhyvotinginaccordancewithyourviewswillhavemoreofapositiveimpactonNewLondonthanwhatthoseopposingyouarerequesting.3.Anticipatewhatquestionscouncilmembersmighthaveofyousothatyouarepreparedtoanswer.4.Select1-2groupmemberstopresentyourstancetoCityCouncilmembers.TherestofthegroupwillberesponsibleforassistinginansweringquestionstheCityCouncilwillaskyouafteryourpresentationisfinished.Remember,yourgoalistogettheCityCounciltoAPPROVEtheproposedredevelopmentplan.Goodluck!!
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StakeholderInstructions
PfizerCorporation
Pfizeristheworld'slargestresearch-basedbiomedicalandpharmaceuticalcompany,withcorporateheadquartersthatarelocatedinNewYorkandmajorresearchanddevelopmentlocationsintheUnitedStatesandEngland.YouarerepresentingtheinterestsofPfizeratthecitycouncilmeetingtodayandyourgoalistoconvincetheCityCounciltoAPPROVEtheredevelopmentplan.Thereisnoquestionthatyourcorporation’spresenceinthiscommunitywilldowondersforit.Firstofall,Pfizerwillbringmanynewjobswhenitcomes.Inatownwheretheunemploymentratehasdoubled,youareshockedeveryoneisn’twelcomingthisopportunitywithopenarms.Inthe1990s,NewLondonwashithardwhenthenavybaseclosed,taking1,800jobswithit.Pfizer,andthecompaniesthatwillfollowoncetheareabecomesa“hot-spot”,willbringthatmanyjobsbackandmore.Further,NewLondon’spopulationhasdeclinedsincethe1990s;peopleareleavingthearea.Yourproposalwillnotonlyencourageresidentstostay,butalsobringinmanytourists.Theplanincludestheadditionofamuseum,walkways,bikepaths,andmore,allofwhichwillmakethespacemoreusableandfriendlytoallNewLondonresidents.ThereisabeautifulviewofthewaterfromFortTrumbullthatiscurrentlybeingwasted,asmostresidentscan’taccessitandthereisnothingtododownthere.Frankly,NewLondonisluckytohavePfizerconsideringitasalocation,sincemanycitiesareconstantlyaskingforcompaniessuchasyourstoopenanofficewithintheircitylimits.NewLondonhadbetterrealizewhatagreatopportunitythisisquickly;youhavemanyoptionsofplaceswhereyouwouldbewelcomedbyall.1.Worktogethertodevelopa3minutepresentationtoCityCouncil.Yourpresentationshould: a...Beginwithanintroductionandoverviewofyourstanceregardingtheproposedredevelopment
plan.Usingtheinformationaboveasaguidelineofyourgroup’sviews,expandthisinformationintoanargumentinwhichyouclearlystatewhatyouexpectthecouncilmemberstodoregardingtheproposedredevelopmentplan.
b…Answerthefollowingquestionsinyourpresentation… •Whydoyouwantcouncilmemberstoapprovetheredevelopmentplan? •HowwillthepassingoftheredevelopmentplanpositivelyimpactthecityofNewLondon? •Inwhatwayswilltheredevelopmentplanbeeffective?Whatopportunitiesdoesthe redevelopmentplanofferthecityofNewLondonanditsresidents? •Whyshouldcouncilmembersvoteaccordingtoyourviewsoverthoseopposingyou? c…YourstatementmustincludeatleastonereferencetotheUnitedStatesConstitution. d…Endwithaconvincingconclusionandgroupcreatedsloganthatwillmakethecouncilremember yourpresentation2.Asyoudevelopyourpresentation,considerwhattheothercitizenpresentersmightsayintheirpresentations.BepreparedtoarguewhyvotinginaccordancewithyourviewswillhavemoreofapositiveimpactonNewLondonthanwhatthoseopposingyouarerequesting.3.Anticipatewhatquestionscouncilmembersmighthaveofyousothatyouarepreparedtoanswer.4.Select1-2groupmemberstopresentyourstancetoCityCouncilmembers.TherestofthegroupwillberesponsibleforassistinginansweringquestionstheCityCouncilwillaskyouafteryourpresentationisfinished.Remember,yourgoalistogettheCityCounciltoAPPROVEtheproposedredevelopmentplan.Goodluck!!
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StakeholderInstructions
NewLondonLandmarks
YourgrouprepresentstheNewLondonLandmarks,asocietydedicatedtopreservingthehistoryofNewLondon.YourgoalistoconvinceCityCounciltoREJECTtheredevelopmentplan.TheFortTrumbullneighborhoodisanimportantpartofNewLondon’shistory,animportantpartofhistorythatwillbelostforeveriftheredevelopmentplanisapproved.ThehomesinFortTrumbullhaveuniquearchitecturaldetailsandmanywerebuiltbyItalianandIrishimmigrantsintheearly1900s.Themasonryandbrickworkaloneinthesehomesisamazingandcan’tbefoundelsewhereinthecity.Ifinnocentcitizensarepushedoutoftheirhomesandtheselandmarksarebulldozedfornewdevelopment,historyandcharacterwillbelostandmoneywillbewasted.Somanystrip-mallsandhugeofficeparksexistallacrosstheUnitedStates;whythenwouldaplaceasuniqueasFortTrumbullbetorndown,onlytobereplacedbymoreofthesamemundanearchitecturethatexistseverywhereelse?FortTrumbullisanareathatcansetNewLondonapartfromotherareas.Whileit’strueFortTrumbullcouldusesomecleaningupandrefurbishing,bulldozingthewholeareaiswastefulandmakesnosense.TherehavebeenothertimesinthepastwhenNewLondonhasfallenforscamslikethis,andgonealongwithplanspromisinghugeimprovementsafterredevelopment.Intheend,nothingworkedout.Thatiswhatyougroupfeelswillhappenagain.Somanyirreplaceablehistoricalhomeswillbedestroyedandintheendtheredevelopmentplanwillmostlikelyfallthroughanyway.Yourgroupdoesn’tcareifPfizercomeshereornot;infact,ifitisbringingmore“officeparkarchitecture,”you’drathertheygoelsewhere.1.Worktogethertodevelopa3minutepresentationtoCityCouncil.Yourpresentationshould: a...Beginwithanintroductionandoverviewofyourstanceregardingtheproposedredevelopment
plan.Usingtheinformationaboveasaguidelineofyourgroup’sviews,expandthisinformationintoanargumentinwhichyouclearlystatewhatyouexpectthecouncilmemberstodoregardingtheproposedredevelopmentplan.
b…Answerthefollowingquestionsinyourpresentation… •Whydoyouwantcouncilmemberstorejecttheredevelopmentplan? •HowwillthepassingoftheredevelopmentplannegativelyimpactthecityofNewLondon? •Inwhatwayswilltheredevelopmentplanbeineffective?Inwhatwaysistheredevelopment planunjust? •Whyshouldcouncilmembersvoteaccordingtoyourviewsoverthoseopposingyou? c…YourstatementmustincludeatleastonereferencetotheUnitedStatesConstitution. d…Endwithaconvincingconclusionandgroupcreatedsloganthatwillmakethecouncilremember yourpresentation2.Asyoudevelopyourpresentation,considerwhattheothercitizenpresentersmightsayintheirpresentations.BepreparedtoarguewhyvotinginaccordancewithyourviewswillhavemoreofapositiveimpactonNewLondonthanwhatthoseopposingyouarerequesting.3.Anticipatewhatquestionscouncilmembersmighthaveofyousothatyouarepreparedtoanswer.4.Select1-2groupmemberstopresentyourstancetoCityCouncilmembers.TherestofthegroupwillberesponsibleforassistinginansweringquestionstheCityCouncilwillaskyouafteryourpresentationisfinished.Remember,yourgoalistogettheCityCounciltoREJECTtheproposedredevelopmentplan.Goodluck!!
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NewLondonCityCouncilMeetingAgenda
I.WelcomeII.PledgeofAllegianceIII.PublicHearingonProposedRedevelopmentPlan
-PRESENTINGGROUPS–
• NewLondonDevelopmentCorporation• TheCoalitiontoSaveFortTrumbull• PfizerCorporation• NewLondonLandmarks• FortTrumbullCitizensforChange
IV.OpendeliberationonProposedRedevelopmentPlan
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AbridgedSupremeCourtOpinion-Kelov.CityofNewLondon,545U.S.469(2005)
OPINION:JusticeStevensdeliveredtheopinionoftheCourt.In2000,thecityofNewLondonapprovedadevelopmentplanthat,inthewordsoftheSupremeCourtofConnecticut,was"projectedtocreateinexcessof1,000jobs,toincreasetaxandotherrevenues,andtorevitalizeaneconomicallydistressedcity,includingitsdowntownandwaterfrontareas."Inassemblingthelandneededforthisproject,thecity'sdevelopmentagenthaspurchasedpropertyfromwillingsellersandproposestousethepowerofeminentdomaintoacquiretheremainderofthepropertyfromunwillingownersinexchangeforjustcompensation.Thequestionpresentediswhetherthecity'sproposeddispositionofthispropertyqualifiesasa"publicuse"withinthemeaningoftheTakingsClauseoftheFifthAmendmenttotheConstitution….IInall,theninepetitionersown15propertiesinFortTrumbull…Thereisnoallegationthatanyofthesepropertiesisblightedorotherwiseinpoorcondition;rather,theywerecondemnedonlybecausetheyhappentobelocatedinthedevelopmentarea.InDecember2000,petitionersbroughtthisactionintheNewLondonSuperiorCourt.Theyclaimed…thatthetakingoftheirpropertieswouldviolatethe"publicuse"restrictionintheFifthAmendment.…[T]heSuperiorCourtgrantedapermanentrestrainingorderprohibitingthetakingofthepropertieslocatedinparcel4A(parkormarinasupport).It,however,deniedpetitionersreliefastothepropertieslocatedinparcel3(officespace).AftertheSuperiorCourtruled,bothsidestookappealstotheSupremeCourtofConnecticut.Thatcourtheld,overadissent,thatalloftheCity'sproposedtakingswerevalid….Wegrantedcertioraritodeterminewhetheracity'sdecisiontotakepropertyforthepurposeofeconomicdevelopmentsatisfiesthe"publicuse"requirementoftheFifthAmendment….Withoutexception,ourcaseshavedefinedthatconceptbroadly,reflectingourlongstandingpolicyofdeferencetolegislativejudgmentsinthisfield….Viewedasawhole,ourjurisprudencehasrecognizedthattheneedsofsocietyhavevariedbetweendifferentpartsoftheNation,justastheyhaveevolvedovertimeinresponsetochangedcircumstances.…Formorethanacentury,ourpublicusejurisprudencehaswiselyeschewedrigidformulasandintrusivescrutinyinfavorofaffordinglegislaturesbroadlatitudeindeterminingwhatpublicneedsjustifytheuseofthetakingspower.ThosewhogoverntheCitywerenotconfrontedwiththeneedtoremoveblightintheFortTrumbullarea,buttheirdeterminationthattheareawassufficientlydistressedtojustifyaprogramofeconomicrejuvenationisentitledtoourdeference.TheCityhascarefullyformulatedaneconomicdevelopmentplanthatitbelieveswillprovideappreciablebenefitstothecommunity,including--butbynomeanslimitedto--newjobsandincreasedtaxrevenue....Giventhecomprehensivecharacteroftheplan,thethoroughdeliberationthatprecededitsadoption,andthelimitedscopeofourreview,itisappropriateforus…toresolvethechallengesoftheindividualowners,notonapiecemealbasis,butratherinlightoftheentireplan.Becausethatplanunquestionablyservesapublicpurpose,thetakingschallengedheresatisfythepublicuserequirementoftheFifthAmendment.Toavoidthisresult,petitionersurgeustoadoptanewbright-linerulethateconomicdevelopmentdoesnotqualifyasapublicuse.…[N]eitherprecedentnorlogicsupportspetitioners'proposal.Promotingeconomicdevelopmentisatraditionalandlong-acceptedfunctionofgovernment.Thereis,moreover,noprincipledwayofdistinguishingeconomicdevelopmentfromtheotherpublicpurposesthatwehaverecognized.…Petitionerscontendthatusingeminentdomainforeconomicdevelopmentimpermissiblyblurstheboundarybetweenpublicandprivatetakings.Quitesimply,thegovernment'spursuitofapublicpurposewilloftenbenefitindividualprivateparties.
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Itisfurtherarguedthatwithoutabright-linerulenothingwouldstopacityfromtransferringcitizenA'spropertytocitizenBforthesolereasonthatcitizenBwillputthepropertytoamoreproductiveuseandthuspaymoretaxes.…[T]hehypotheticalcasespositedbypetitionerscanbeconfrontedifandwhentheyarise….Justaswedeclinetosecond-guesstheCity'sconsideredjudgmentsabouttheefficacyofitsdevelopmentplan,wealsodeclinetosecond-guesstheCity'sdeterminationsastowhatlandsitneedstoacquireinordertoeffectuatetheproject.…[N]othinginouropinionprecludesanyStatefromplacingfurtherrestrictionsonitsexerciseofthetakingspower.…[T]henecessityandwisdomofusingeminentdomaintopromoteeconomicdevelopmentarecertainlymattersoflegitimatepublicdebate.ThisCourt'sauthority,however,extendsonlytodeterminingwhethertheCity'sproposedcondemnationsarefora"publicuse"withinthemeaningoftheFifthAmendmenttotheFederalConstitution.Becauseoveracenturyofourcaselawinterpretingthatprovisiondictatesanaffirmativeanswertothatquestion,wemaynotgrantpetitionersthereliefthattheyseek.ThejudgmentoftheSupremeCourtofConnecticutisaffirmed.Itissoordered.CONCUR:JusticeKennedy,concurring.IjointheopinionfortheCourtandaddthesefurtherobservations....Acourtconfrontedwithaplausibleaccusationofimpermissiblefavoritismtoprivatepartiesshouldtreattheobjectionasaseriousoneandreviewtherecordtoseeifithasmerit,thoughwiththepresumptionthatthegovernment'sactionswerereasonableandintendedtoserveapublicpurpose….MyagreementwiththeCourtthatapresumptionofinvalidityisnotwarrantedforeconomicdevelopmenttakingsingeneral,orfortheparticulartakingsatissueinthiscase,doesnotforeclosethepossibilitythatamorestringentstandardofreviewthanthatannouncedinBermanandMidkiffmightbeappropriateforamorenarrowlydrawncategoryoftakings.Theremaybeprivatetransfersinwhichtheriskofundetectedimpermissiblefavoritismofprivatepartiesissoacutethatapresumption(rebuttableorotherwise)ofinvalidityiswarrantedunderthePublicUseClause.Thisdemandinglevelofscrutiny,however,isnotrequiredsimplybecausethepurposeofthetakingiseconomicdevelopment.DISSENT:JusticeO'Connor,withwhomtheChiefJustice,JusticeScalia,andJusticeThomasjoin,dissenting.TodaytheCourtabandonsthislong-held,basiclimitationongovernmentpower.Underthebannerofeconomicdevelopment,allprivatepropertyisnowvulnerabletobeingtakenandtransferredtoanotherprivateowner,solongasitmightbeupgraded--i.e.,giventoanownerwhowilluseitinawaythatthelegislaturedeemsmorebeneficialtothepublic--intheprocess.…[W]ehavereadtheFifthAmendment'slanguagetoimposetwodistinctconditionsontheexerciseofeminentdomain:"theTakingmustbefora'publicuse'and'justcompensation'mustbepaidtotheowner….."Ourcaseshavegenerallyidentifiedthreecategoriesoftakingsthatcomplywiththepublicuserequirement….First,thesovereignmaytransferprivatepropertytopublicownership--suchasforaroad,ahospital,oramilitarybase.Second,thesovereignmaytransferprivatepropertytoprivateparties,oftencommoncarriers,whomakethepropertyavailableforthepublic'suse--suchaswitharailroad,apublicutility,orastadium.…[W]ehaveallowedthat,incertaincircumstances…takingsthatserveapublicpurposealsosatisfytheConstitutionevenifthepropertyisdestinedforsubsequentprivateuse….Inmovingawayfromourdecisionssanctioningthecondemnationofharmfulpropertyuse,theCourttodaysignificantlyexpandsthemeaningofpublicuse.Itholdsthatthesovereignmaytakeprivatepropertycurrentlyputtoordinaryprivateuse,andgiveitoverfornew,ordinaryprivateuse,solongasthenewuseispredictedtogeneratesomesecondarybenefitforthepublic--suchasincreasedtaxrevenue,morejobs,maybeevenestheticpleasure.Butnearlyanylawfuluseofrealprivatepropertycanbesaidtogeneratesomeincidentalbenefittothepublic.Thus,ifpredicted(orevenguaranteed)positivesideeffectsareenoughtorendertransferfromoneprivatepartytoanotherconstitutional,thenthewords"forpublicuse"donotrealisticallyexcludeanytakings,andthusdonotexertanyconstraintontheeminentdomainpower….Iflegislativeprognosticationsaboutthesecondarypublicbenefitsofanewusecanlegitimateataking,thereisnothingintheCourt'sruleorinJusticeKennedy'sglossonthatruletoprohibitpropertytransfersgenerated
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withlesscare,thatarelesscomprehensive,thathappentoresultfromlesselaborateprocess,whoseonlyprojectedadvantageistheincidenceofhighertaxes,orthathopetotransformanalreadyprosperouscityintoanevenmoreprosperousone….Anypropertymaynowbetakenforthebenefitofanotherprivateparty,butthefalloutfromthisdecisionwillnotberandom.Thebeneficiariesarelikelytobethosecitizenswithdisproportionateinfluenceandpowerinthepoliticalprocess,includinglargecorporationsanddevelopmentfirms.Asforthevictims,thegovernmentnowhaslicensetotransferpropertyfromthosewithfewerresourcestothosewithmore.TheFounderscannothaveintendedthisperverseresult.
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“RulingSetsOffTugofWarOverPrivateProperty”NewYorkTimesJuly30,2005ByTIMOTHYEGANSANTACRUZ,Calif.-MorethanamonthaftertheSupremeCourtruledthatgovernmentscouldtakeoneperson'spropertyandgiveittoanotherinthenameofpublicinterest,thedecisionhassetoffastormoflegislativeactionandprotest,asstateshavemovedtoprotecthomesandbusinessesfromtheexpandedreachofeminentdomain.InCaliforniaandTexas,legislatorshaveproposedconstitutionalamendments,whileatleastadozenotherstatesandsomecitiesarefloatingsimilarchangesdesignedtoreininthepowertotakeproperty.Butatthesametime,therulinghasemboldenedsomecitiestotakepropertyfordevelopmentplansonprivateland.HereinSantaCruz,forexample,cityofficialsstartedlegalactionthismonthtoseizeaparceloffamily-ownedlandthatholdsarestaurantwithahighZagatrating,twootherbusinessesandaconspicuousholeinthegroundandforceasaletoadeveloperwhoplanstobuild54condominiums.Farfromclarifyinggovernment'sabilitytotakeprivateproperty,the5-to-4SupremeCourtdecisionhassetupasummerofscrutinyoverapowerthathasbeenregularlyusedbutlittle-discussedfordecades."Theintensereaction-thisbacklash-hascaughtalotofpeopleoffguard,"saidLarryMorandi,whotrackslandusedevelopmentsfortheNationalConferenceofStateLegislatures.InConnecticut,wherethecourtcaseoriginated,Gov.M.JodiRell,aRepublican,haslikenedthereactiontotheBostonTeaPartyandcalledforamoratoriumonlandtakingsuntilthelegislaturecanrevisitthelaw.California'sproposalwouldprohibittheuseofeminentdomain,aprocessinwhichgovernmentsforceasaleofsomeone'sproperty,incaseslikeSantaCruz's."Thisdecisionopensanewerawhentherichandpowerfulcanusegovernmenttoseizethepropertyofordinarycitizensforprivategain,"saidStateSenatorTomMcClintock,aRepublicanwhoproposedtheamendment.
InCongress,liberalslikeRepresentativeMaxineWaters,DemocratofCalifornia,havejoinedconservativeslikeRepresentativeTomDeLayofTexas,theHousemajorityleader,incriticizingtheruling.TheHousevoted365to33topassaresolutioncondemningthedecision,andproposalsinboththeHouseandtheSenatewouldpreventthefederalgovernmentfromusingeminentdomainforprivatedevelopment,aswellaslocalgovernmentsusingfederalmoneyonsuchprojects.TheFifthAmendmentallowsthetakingoflandfor"publicuse"with"justcompensation,"andgovernmentshavelongusedthepracticetobuildroadsandschoolsandtoallowutilitiestorunservicelines.InitsJune23rulingregardingeffortsbytheCityofNewLondon,Conn.,tocondemnhomesinanoldpartoftowntomakewayforaprivatedevelopment,theSupremeCourtsaidpublicusecouldmeansomethingthatbringsapublicbenefit-likejobsorincreasedtaxrevenue.Butatthesametime,thecourtinvitedstatestotailortheirownlaws.Whileonlyonestate,Delaware,haschangeditslaw,moststatesarelikelytohaveaproposedchangebynextyear,Mr.Morandisaid."Theinitialoutcryafterthecourtcasewas:Nobody'shouseissafe,we'vegottodosomethingnow,"hesaid."Butasmorestatestakealookatthistheywillrespondinsomeform,buttheywon'twanttotakeawayavaluabletool."
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InTexas,Gov.RickPerryaddedtheissuetoaspeciallegislativesessioninitiallycalledforeducation.Bothhousespassedbillslimitingeminentdomainwithsomeexceptions,includingoneallowingtheCityofArlingtontocondemnhomesforanewDallasCowboysfootballstadium,aprojectalreadyunderway.Thetwoversionsofthebillswerenotreconciledbeforethesessionended.Butsomecitiesviewtherulingasblessingtheirredevelopmentplans;Arlingtonfiledcondemnationlawsuitsagainstsomeholdoutpropertyownersthismonth.OfficialsinSunsetHills,Mo.,outsideSt.Louis,votedtocondemnaclusterofhomestomakewayforashoppingcenter,despitethepleasofsomeelderlyhomeownerswhosaidtheyhadnowhereelsetogoandnodesiretomove.OfficialsinOakland,Calif.,evictedatireshopandanautorepairshoptomakeroomforadevelopmentthatispartofMayorJerryBrown'splantobring10,000residentstothecentralpartofthecity.InSantaCruz,theplanspitonefamilyagainstthecity'slongefforttoredevelopadowntownhitbythe1989earthquake.WiththeSupremeCourt'sruling,cityofficialsheresaidtheyfeltfreetoseizea20,000-square-footlottheyconsideredablight.Tothecity,thelotownedbytheLaufamilyisadragonotherbusinesses,becausethehole,leftbytheearthquake,hasneverbeenredeveloped.Tothefamily,theseizureislegalizedtheftandshowshowthecourtdecisioncanbeusedtotakeanyone'spropertyunderthebroadrubricofpublicuse."Myfamilyhasownedthislandfor36years,"saidEricLau,wholaidbrickstoshoreupthebuildingthatwouldbecomehisthrivingrestaurant,whichisadjacenttothehole."Andnowthey'retryingtoeraseusfromthisplace,totakeitandsaywedon'thaveanychoice."Therulinghasstruckachord;inaWallStreetJournal/NBCNewspollthismonth,thelegalissuethatAmericanssaidmostconcernedthemwas"privatepropertyrights,"aheadofparentalnotificationforminors'abortionsortheright-to-diedebate.Propertyrightsgroupshaveunitedwithmoreliberalorganizationsinarguingthattakingpropertyforeconomicuseusuallyfavorstherichoverthepoor."Typically,youhavethesecorporatelobbyistswhogodowntoacitycouncilandsay,'Takethisperson'spropertyandwe'llbuildyouashoppingcenter,'"saidTimothySandefur,alawyerwiththePacificLegalFoundation,alibertarian-leaninglegalgroupthathelpeddrafttheproposedCaliforniaamendment.OpponentsoftheSupremeCourtdecisionalsopointtoSanDiego,whereAhmedMesdaqlosthisprosperouscigarandcoffeeshopinthetrendyGaslampQuartertoahotelproject,whichthecitysaidwouldbringmoretaxrevenue.Manycityofficialssayeminentdomainiscrucialforcreatingjobs,expandingtaxbasesandkeepingtheircommunitieseconomicallyviable."Redevelopmentissometimestheonlytoolacommunityhastojump-startrevitalizationofdowntrodden,blightedcommunities,"officialsattheCaliforniaLeagueofCitieswroteinaresponsetotheproposedamendment.MayorBrownofOaklandsaiditwasinevitablethatsomesmallbusinesseswouldhavetoberelocated,andheurgedcautioninanyeffortstopasslaws."Iunderstandthehorrorofurbanrenewal,"hesaid."Butyoudon'twanttotakeawayatoolthatacityhastoreformitself.Ifyoudid,Oaklandwouldsuffergreatly."Duringthe1970's,theLauproperty,withitsbookstoreandcafeinthepre-Starbucksage,wasacentralhangoutinfunkySantaCruz,neighborssay.EricLauwatchedhisfather'sbookstorecometolifeandthendieintheLomaPrietaearthquake,whichdestroyedthebuilding.Thefamily'srestaurant,Oswald,wouldnotbeconsideredblightbymanystandards.Thereisivyontheoutsidewalls,artontheinside,andthetablesarecoveredwithfresh-pressedlinen.Therestaurantispackedonmost
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nights,neighborssay.AndithasconsistentlybeenvotedoneofthebestplacestodineinSantaCruz,abeachtownof54,000peoplesouthofSanJose,knownforitsuniversityandthecarpetofredwoodsonitsfog-shroudedhills.RonLau,whois69,haslongtriedtobuildsomethingontheundevelopedpartoftheproperty-theholeintheground.Theproblem,cityofficialssay,isthatMr.Lauhasproposedhard-to-build,idealisticplans,involvingalternativeenergysourcesandunusualdesigns,thathavenevergottenofftheground,angeringsomenearbypropertyowners."Wedonotuseeminentdomainfrivolously,"saidCeilCirillo,executivedirectoroftheSantaCruzRedevelopmentAgency."Ifeelwehavebeenveryfairandverypatient."TakingtheLaupropertywouldservethepublicgood,Ms.Cirillosaid,"becausethereisaholeinthecenterofourretaildistrict."EricLauandhissisterLanisaythecityistakingtheirpropertysimplybecausetheirfathertooksomuchtimetotrytobuildsomethingunusual."Mydadwashellbentongettinghisdreamprojectbuilt,nothingless,andthathasbeenhisbiggestweakness,"EricLausaid.Thecityagencyhasofferedthefamily$1.6millionfortheproperty,andtheLausplantofightit.ItisunclearwhethertheamendmentwouldprotecttheLaus,buttheyhopetohangontothepropertylongenoughtofindout.AvoteontheamendmentwouldcomenosoonerthannextJune,legislativeleaderssay.Meanwhile,theLaussaytheyarewillingtomodifytheirplansandbuildsomethingclosetowhatthecityhasagreedtowithadeveloper.ButcityofficialssaythattheyhaverunoutofpatienceandthatitistoolatefortheLaustocomeupwithnewdesigns.Theyhaveanexclusiveagreement,Ms.Cirillosaid,withadeveloper,BoltonHill,totakeoverthepropertyandbuildonit."Theprojectismovingforward,"Ms.Cirillosaid."TheSupremeCourtgaveusreassuranceofourabilitytoproceed."AsforLausandtheirrestaurant,Ms.Cirillosaidtheremightstillbeaplacefortheminthenewdevelopment-aftertheysellout."Ideally,wewouldliketoseethemrelocatedinsomewaytotheproject,"shesaid.
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Name:_____________________
NorthCarolinaGeneralStatutes§40A-3(a).
• (Subsection1)“Corporations,bodiespoliticorpersonshavethepowerofeminentdomainforthe
constructionofrailroads,powergeneratingfacilities,substations,switchingstations,microwavetowers,roads,alleys,accessrailroads,turnpikes,streetrailroads,plankroads,tramroads,canals,telegraphs,telephones,electricpowerlines,electriclights,publicwatersupplies,publicseweragesystems,flumes,bridges,andpipelinesormainsoriginatinginNorthCarolinaforthetransportationofpetroleumproducts,coal,gas,limestoneorminerals.”StudentSummary:
• (Subsection2)“Schoolcommitteesorboardsoftrusteesorofdirectorsofanycorporationholdingtitletorealestateuponwhichanyprivateeducationalinstitutionissituated,havethepowerofeminentdomaininordertoobtainapureandadequatewatersupplyforsuchinstitution.”StudentSummary:
• (Subsection3)“FranchisedmotorvehiclecarriersorunionbusstationcompaniesorganizedbyauthorityoftheUtilitiesCommission,havethepowerofeminentdomainforthepurposeofconstructingandoperatingunionbusstations.”StudentSummary:
• (Subsection4)“Anyrailroadcompanyhasthepowerofeminentdomainforthepurposesof:constructinguniondepots;maintaining,operating,improvingorstraighteninglinesorofalteringitslocation;constructingdoubletracks;constructingandmaintainingnewyardsandterminalfacilitiesorenlargingitsyardorterminalfacilities;connectingtwoofitslinesalreadyinoperationnotmorethansixmilesapart;orconstructinganindustrialsiding.”StudentSummary:
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AfterthehomesaregoneSanFranciscoChronicle,November28,2009
InitsinfamousKelodecisionin2005,theU.S.SupremeCourtruled5-4thataNewLondon,Conn.,redevelopmentagencycouldseizepeople'sprivatehomesbyeminentdomainnotonlyforpublicworksbutalsoforcorporatedevelopment.Thewell-laidplansofredevelopers,however,didnotpanout.ThelandwhereSusetteKelo'slittlepinkhouseoncestoodremainsundeveloped.Theproposedhotel-retail-condo"urbanvillage"hasnotbeenbuilt.Andearlierthismonth,PfizerInc.announcedthatitisclosingthe$350millionresearchcenterinNewLondonthatwastheanchorfortheNewLondonredevelopmentplan,andwillberelocatingsome1,500jobs."Theystoleourhomeforeconomicdevelopment,"oustedhomeownerMichaelCristofarotoldtheNewYorkTimes."ItwasallforPfizer,andnowtheygetupandwalkaway."JohnBrooks,executivedirectortheNewLondonDevelopmentCenter,toldtheAssociatedPress:"Development'sgoingtohappenoncetheeconomyrebounds."ButattorneyDanaBerlineroftheInstituteforJustice,whorepresentedKeloandotherhomeowners,noted,"Therewasevidencebackwhenwehadthetrialthatnothingwouldbebuiltonthelandthatwastaken,andthecourtsjustdidn'twanttolookatthat."Thecourtsweretooraptatthenotionofshinyandtax-richwaterfrontdevelopmenttocareabouttheimpactonlargelyblue-collartaxpayerswhosodesperatelywantedtoholdontotheirocean-viewhomes.Howcanthegovernmenttakecitizens'homessothatprivatecorporationscantakethelandfortheirownprofit?ExplainingthedecisiontotheClarkCountyBarAssociationin2005,JusticeJohnPaulStevensassertedthatthecourt"focusedonthepurposeoftheentireproject,ratherthanitsimpactontheindividualswhohappentoownpropertyinthetargetedarea."There'saproblemwithpaintingthepublicgoodwithsuchabroadbrush.AsJusticeSandraDayO'Connorwroteinherdissentingopinion:"Thespecterofcondemnationhangsoverallproperty.NothingistopreventthestatefromreplacinganyMotel6withaRitz-Carlton,anyhomewithashoppingmall,oranyfarmwithafactory."Whenitgoeswrong,toparaphrasethatJoniMitchellsong,theytakeparadiseandputupanemptylot.
Source:http://www.sfgate.com/cgi-bin/article.cgi?f=/c/a/2009/11/27/ED1D1ARCP5.DTL
Afterreadingtheeditorial,answerthefollowingquestions:
1. WhathappenedtoNewLondon’sredevelopmentplan?Whydoyouthinkthishappened?
2. ThecityofNewLondonandstateofConnecticutspent$78milliondollarstobulldozetheFortTrumbull
area(sourceWallStreetJournal),shouldPfizerberesponsibleforcoveringsomeofthecosts?Whyorwhy
not?
3. Describethepointofviewoftheeditorialwriters,doyouthinktheyagreeordisagreewiththeKelo
decision?
4. Afterreadingthiseditorial,hasyouropinionoftheKelodecisionchanged?Whyorwhynot?
![PLANNING AND CONTROL OF LAND DEVELOPMENT: CASES AND ...landuselaw.wustl.edu/Update Letter 2012.pdf · [1.] Eminent Domain Kelo v. City Of New London NOTES AND QUESTIONS Insert in](https://img.dokumen.tips/doc/110x75/5eb6e26ffd91d42f1113fc5d/planning-and-control-of-land-development-cases-and-letter-2012pdf-1-eminent.jpg)
