East Midtown Plaza Housing Co. v. Cuomo, 19 N.Y.3d 164 (2012)
The Martin Act applies to the proposed privatization of a Mitchell-Lama cooperative apartment complex, and a vote to determine whether the cooperative withdraws from the Mitchell-Lama program must be counted on a per-apartment basis when the certificate of incorporation so specifies.
Summary
East Midtown Plaza, a Mitchell-Lama cooperative, sought to privatize. The Attorney General required the filing of a cooperative offering plan under the Martin Act and mandated a per-apartment vote, based on the certificate of incorporation. East Midtown challenged this, arguing the Martin Act didn’t apply and the vote should be per share under Business Corporation Law. The Court of Appeals held that the Martin Act does apply because privatization constitutes a new offering of securities due to substantial changes in shareholder rights, including the ability to sell at market rates. The court further held that the vote was correctly counted on a per-apartment basis due to the cooperative’s certificate of incorporation. This decision ensures that shareholders are fully informed about the risks and benefits of privatization and protects the voting rights established in the cooperative’s governing documents.
Facts
East Midtown Plaza, a 746-unit Mitchell-Lama cooperative, sought to withdraw from the program. A 2004 vote favored privatization on a per-share basis but not per-apartment. The Attorney General required a cooperative offering plan under the Martin Act and mandated a per-apartment vote based on the certificate of incorporation. A revised 2008 plan avoided a physical exchange of shares, but a 2009 vote mirrored the 2004 result. East Midtown sought to declare the plan effective based on a per-share count, which the Attorney General rejected.
Procedural History
East Midtown filed an Article 78 proceeding to compel the Attorney General to accept the privatization plan and recognize the per-share vote. Supreme Court denied the petition. The Appellate Division affirmed. The Court of Appeals granted leave to appeal and affirmed the Appellate Division’s order.
Issue(s)
1. Whether the Martin Act (General Business Law art 23-A) applies to the privatization of a Mitchell-Lama cooperative apartment complex.
2. Whether the shareholder vote to privatize East Midtown should be counted on a one-vote-per-apartment basis or a one-vote-per-share basis.
Holding
1. Yes, because the privatization of East Midtown’s cooperative apartment complex results in substantial changes to the nature of its shareholders’ interests, constituting an “offering or sale” of securities under the Martin Act.
2. Yes, because East Midtown’s certificate of incorporation expressly provides that its shareholders “shall be entitled to one vote at any and all meetings of stockholders for any and all purposes regardless of the number of shares held by such holder, except as otherwise provided by statute,” and the Business Corporation Law does not mandate a different method of vote calculation in this context.
Court’s Reasoning
The Court reasoned that the Martin Act, aimed at preventing fraudulent securities practices, should be liberally construed. Citing federal precedents, the court emphasized that changes in the rights of existing securities holders can amount to a “purchase or sale” if there is a “significant change in the nature of the investment or in the investment risks as to amount to a new investment” (Gelles v TDA Indus., Inc., 44 F.3d 102, 104 [2d Cir 1994]). Privatization enables residents to sell shares at market rates, a significant change from the Mitchell-Lama program where resale prices are capped. The court dismissed the argument distinguishing the 2004 and 2008 plans as elevating form over substance, stating, “the end result under either proposal is the same—privatization and market value resale potential.”
Regarding the voting rights, the Court noted that Business Corporation Law § 612(a) establishes a default rule of one vote per share “unless otherwise provided in the certificate of incorporation.” East Midtown’s certificate explicitly provided for one vote per apartment. The Court rejected East Midtown’s argument that Business Corporation Law § 1001 mandated a per-share vote, reasoning that § 1001 focuses on *who* can authorize dissolution, not *how* the votes are weighted. “In substance, the one-vote-per-apartment rule set forth in East Midtown’s certificate of incorporation entitles the holder of shares to one vote at stockholder meetings.” The Court also found that an HPD regulation requiring two-thirds approval of outstanding shares was compatible with the certificate of incorporation’s voting method.