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  #1  
Old Posted Nov 26, 2008, 10:40 AM
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Smile NEW YORK | 250 W. 55th St | 592 FT/ 180 M | 40 FLOORS

http://www.nypost.com/seven/02052008...ece_101977.htm

MIDTOWN MASTERPIECE
SKIDMORE OWINGS & MERRILL'S BOSTON PROPERTIES TOWER UNVEILED




February 5, 2008


MIDTOWN'S biggest development puzzle is a mystery no more.

The image at right shows the first rendering of the West Side's most buzzed-over, blogged-about new skyscraper - Boston Properties' 1 million square-foot office tower at Eighth Avenue between 54th and 55th streets, to be known as 250 W. 55th St.

The design by Skidmore Owings & Merrill's Chris Cooper has not been previously released. It calls for a glass curtain-wall tower of 39 stories, set back from the avenue atop a graciously proportioned base boasting a 57 foot-high, wraparound glass retail façade and 25,000 square feet of stores.

Excavation and demolition of smaller buildings on the site are underway and Boston says tenants will be able to move into its new project by January 2010.

Publicly traded Boston, led by Mort Zuckerman, finished assembling the site last year, and real estate circles have mused ever since over its plans for the once low-rise block.

Boston bought the land from developer Robert Gladstone, who previously acquired it from Hearst and from a local family for a total of around $200 million. In a recent filing with the Securities and Exchange Commission, Boston pegged its total investment in the project at $910 million.

Law firm Gibson, Dunn & Crutcher has signed a lease for 220,000 square feet on its upper floors; a deal with law firm Proskauer, Rose for between 500,000 and 600,000 square feet is pending. CB Richard Ellis is the leasing agent.

To complete its assemblage, Boston is buying air rights from Broadway's Shubert Organization. Sources said that deal has received the blessing of the Department of City Planning, paving the way for the sale to go through and for construction to begin once the site is completely razed.

Eighth Avenue has now become an unlikely architectural showcase with recent completions of Sir Norman Foster's Hearst headquarters at 57th Street, Renzo Piano's New York Times Co. tower at 41st Street, and Arquitectonica's Westin Hotel at 43rd Street.

Meanwhile, Stephen Pozycki's SJP Properties' 40-story 11 Times Square, designed by FX Fowle, has begun to rise at the southeast corner of 42nd Street, and Jay Eisaenstadt is completing a 43-story condo at 47th Street designed by Ismael Leyva.

But until now, the Boston project remained shrouded in mystery as the company negoti ated simulta neously with the Shuberts, pro spective office tenants and a handful of resi dential tenants still living at the site.

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  #2  
Old Posted Nov 26, 2008, 6:08 PM
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http://www.rew-online.com/news/story.aspx?id=514

Morgan Stanley troubles shed light on delayed Proskauer deal
Financial firm likely can no longer shell out financial incentives to make 250 West 55th Street deal happen


Daniel Geiger
11/25/2008

For months, talks have dragged on for a roughly 500,000 square feet deal that the law firm Proskauer Rose was said to be in negotiations to take at 250 West 55th Street, a new office tower on Eighth Avenue that is being developed by Boston Properties.

There has been speculation that the deal will crumble amid the sagging economy or that Proskauer has leveraged the uncertainties in the office market to improve the economics of its deal. Other brokers say that it is going along smoothly and that large deals simply require months of negotiations to hammer out.

Astory yesterday in The Wall Street Journal sheds light on what could be one major complicating factor.

The Journal wrote about the panic that engulfed Morgan Stanley in September, just after Lehman Brothers collapsed and how rival firms may have spread false rumors that the investment firm would also fall in order to profit on short positions and other complex investments they had betting against the firm.

Morgan Stanley’s shares plummeted and even though the firm reorganized within a more stable structure, a bank holding company, its stock price still hasn’t recovered.

Morgan Stanley was said to have played a role in Proskauer’s deal at 250 West 55th Street when it was first being negotiated late last year. Both firms have space in 1585 Broadway and Morgan Stanley was said to be offering Proskauer financial incentives to vacate the building so that the investment firm could have the building’s 1.3 million square feet of space all to itself. It’s easy to see, given the magnitude of Morgan Stanley’s troubles described in the article, how sweetening such a real estate deal would have become impossible for the embattled firm.

And given the slowdown in the office market, it’s also clear that Proskauer would be more sensitive to having to pick up the premium rents that Boston Properties is seeking for the space without any contribution from Morgan Stanley.

Hence the talks that appeared to go on and on.
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  #3  
Old Posted Nov 27, 2008, 12:06 AM
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I'm blown away by that timeline. Done in 13 months?
     
     
  #4  
Old Posted Nov 27, 2008, 4:24 AM
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Originally Posted by scalziand View Post
I'm blown away by that timeline. Done in 13 months?
That was from Feb, when things were moving at a faster pace. The site has been mostly cleared, but haven't really paid a lot of attention to it. The old thread had various updates on what was happening there.
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  #5  
Old Posted Dec 27, 2008, 4:19 PM
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Block update

Here is where the block is at as we approach 2009, IF all these realtors survive the financial crunch:

Mid-December there were all kinds of emergency vehicles when the restaurant extension at 245 West 54th was accidentally penetrated during demolition next door. I hear that about ten buckets of cement were poured through the wall before they caught it, and the restaurant, and demolition, closed for 24 hours.

If you want to see what the 55th Street lobby is projected to look like, you'll find three sketches at http://www.loopnet.com/property/1576...t-55th-Street/.

At the NW corner of 54th Street and Broadway, Harry Gross has cleared the building of tenants where he is set to construct a boutique hotel for Marriott. This is in spite of hotel construction being postponed citywide in the economic crunch, so one can safely assume the financing is solid, and he is probably waiting on the clearance of air rights.

This will leave the old buildings occupying 237 - 245 West 54th Street, owned by the Moinian Group (CHAI LLC), standing, until at least this recession is over.
     
     
  #6  
Old Posted Dec 27, 2008, 7:21 PM
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good info thanks
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  #7  
Old Posted Dec 27, 2008, 11:09 PM
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Mid-December there were all kinds of emergency vehicles when the restaurant extension at 245 West 54th was accidentally penetrated during demolition next door. I hear that about ten buckets of cement were poured through the wall before they caught it, and the restaurant, and demolition, closed for 24 hours.
I remember there was some concern about that, earlier in the year.
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  #8  
Old Posted Jan 20, 2009, 2:57 PM
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http://www.nypost.com/seven/01202009...eal_151002.htm



January 20, 2009


Law firms' expansions seem to be the fading market's last gasp.

A week ago, the New York Observer reported another biggie - Sonnenschein, Nath & Rosenthal's move to Brookfield's 2 World Financial Center, where it's taken 135,000 square feet of former Merrill Lynch digs and doubled its Manhattan space.

But a question mark hangs over a project everyone wants to see completed: Boston Properties' planned development at 125 W. 55th St. on Eighth Avenue.

After months of excavation and demolition for a 1 million square- foot office tower - with a strong retail presence - a key deal has yet to be done.

Law firm Gibson, Dunn & Crutcher signed a lease for 200,000 square feet, but Proskauer Rose and Boston have yet to nail down a long-discussed lease for about 400,000 feet.


The Gibson deal was inked for around $110 a square foot "plus bumps-up over time" when the market was at its peak. "How they wish they'd waited," a source told us.

The buzz has been that Proskauer no longer has an incentive to move out of its headquarters at 1585 Broadway, where Morgan Stanley was offering the lawyers a cash sweetener to leave before its lease expiration.

But Morgan no longer needs extra space for itself on Broadway and now market watchers wonder if Boston will go ahead with the new building if the Proskauer deal falls apart as a result.


Meanwhile, on the same block, developer Harry Gross has filed plans with the city to demolish the small buildings he owns at the northwest corner of Broadway and 54th Street.

Gross recently emptied the buildings of retail tenants and seems poised to build a Marri ott-branded hotel there.

Exactly when that project might rise and how it's to be financed will be one of many mysteries to be unraveled in a fraught 2009
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  #9  
Old Posted Jan 20, 2009, 6:57 PM
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good news
     
     
  #10  
Old Posted Jan 21, 2009, 11:19 PM
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Originally Posted by NYguy View Post
MIDTOWN MASTERPIECE
Quote:
a project everyone wants to see completed
Cuozzo is speaking ironically... right?
     
     
  #11  
Old Posted Jan 21, 2009, 11:42 PM
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Hopefully the current market kills this disgusting tower. Hopefully when the market returns down the road something spectacular like the proposal by the previous developer will get built.










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  #12  
Old Posted Jan 22, 2009, 4:01 PM
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Cuozzo is speaking ironically... right?
No. Everyone wants to see it built because no one wants a hole in the ground.
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  #13  
Old Posted Jan 27, 2009, 4:52 PM
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The "hole in the ground" seems more likely...

On Monday, January 26th, Boston properties apparently caused a hole in the wall of the restaurant addition next door, and both the restaurant and apartments were emptied by the fire department.

There were many emergency vehicles, with the block and building closed for three hours. Talk on the sidewalk was speculation that the restaurant, who were said to have called it in, must have been low on reservations for the evening.

Recent articles on Moinian, who owns the damaged property, refer to his missing a payment on one of his buildings (NY Times, January 14). Back in the Spring he tried to force Zuckerman to buy him out. Did he lose anything to Bernie Madoff?
     
     
  #14  
Old Posted Jan 28, 2009, 1:26 AM
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Originally Posted by John Q. Public View Post
Recent articles on Moinian, who owns the damaged property, refer to his missing a payment on one of his buildings (NY Times, January 14). Back in the Spring he tried to force Zuckerman to buy him out. Did he lose anything to Bernie Madoff?
?
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  #15  
Old Posted Feb 7, 2009, 1:40 AM
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http://www.reuters.com/article/rbssF...47692720090206

Boston Properties halts construction of NY building

Fri Feb 6, 2009

Boston Properties Inc, an owner and developer of office buildings in key U.S. cities, said on Friday it was suspending development of a Manhattan skyscraper after a potential major tenant backed out.

Less than a week after the company said it was nearing a deal to sign a lease for 480,000 square feet in the building at 250 West 55th Street, Boston Properties said it had been unable to come to an agreement on final terms with a major law firm.

The 1-million-square-foot building was to have opened in 2011. Work is currenty underway on the foundation.


Boston Properties shares were down 2.8 percent at $45.64 in after-hours trading after ending regular trade at $46.93.

The company said that it and the law firm, which it did not identify, had reached agreement on financial terms after a year of negotiations but the potential tenant had recently said that it could not proceed on those terms.

As a result of the decision to suspend construction, Boston Properties said it would reduce its capital commitments through 2011 by about $450 million.

"I view it as at least neutral to slightly positive that they're going to stop," said Michael Knott, a senior analyst at Green Street Advisors.

"It's good news from a liquidity standpoint; now they don't have to come up with an extra $450 million to complete the project," he said.

Boston Properties, whose chairman is publisher Mort Zuckerman, is reviewing the potential impact of the suspension on its forecasts.

On Jan. 29 the company forecast 2009 funds from operations, a performance measure of real estate investment trusts, of $4.75 to $4.95 per share, compared with $3.49 in 2008.
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  #16  
Old Posted Feb 7, 2009, 1:55 AM
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http://www.bloomberg.com/apps/news?p...QFU&refer=home

Boston Properties Suspends $980 Million Skyscraper

By David M. Levitt

Feb. 6 (Bloomberg) -- Boston Properties Inc., the biggest U.S. office landlord, plans to suspend construction on a $980 million midtown Manhattan skyscraper after a law firm abandoned plans to lease space there.

“Recently the law firm informed the company that it could not proceed on those terms, thereby rendering the project economically infeasible in today’s environment,” the Boston- based company said today in a statement. The 1 million square- foot tower at 250 West 55th St. and Eighth Avenue was scheduled for completion in 2011.

Office building owners are being battered by the U.S. recession, with the 14-member Bloomberg Office REIT Index losing 51 percent in the past year. Manhattan office vacancies rose to 7.6 percent in the fourth quarter, the highest since 2004, broker CB Richard Ellis Group Inc. said last month. Lending has also dried up as financial companies have taken more than $1 trillion of writedowns and credit-market losses.

“It has more to do with the state of financial markets than the merits of individual projects,” said Dan Fasulo, market analysis director at Real Capital Analytics Inc. in New York. “Lenders don’t want additional exposure to commercial real estate at this point. There’s nothing we can do about it but wait this out.”

Valuable Tower

A completed building on that site would have fetched $1,500 a square foot during the peak of the real estate market in 2007, Fasulo said. That would value the tower at $1.5 billion and made it one of the most expensive in the city, he said.

Boston Properties acquired some of the development rights for the West 55th Street site in May 2008 for about $34.2 million, according to company filings. It said it had invested $401.7 million in the project as of Sept. 30, 2008. It estimated its total investment would be $980 million, according to regulatory filings.

Boston Properties said today it expects to suspend its capital commitments by about $450 million through 2011 and is evaluating how the tower decision will affect earnings.

Last week the company said it had been negotiating with a top law firm and reached agreement. It didn’t name the firm.

Proskauer

The firm was identified as Proskauer Rose LLP in a Jan. 21 story in Real Estate Weekly newspaper. The report said the firm was reconsidering a deal at 250 West 55th St. and was looking at 11 Times Square across from the Port Authority Bus Terminal.

Boston Properties already had a lease with Gibson Dunn & Crutcher LLP for 22 percent of the 55th Street tower.

Calls seeking comment from New York offices of law firms Gibson Dunn and Proskauer Rose were not immediately returned.


Boston Properties Chief Executive Officer Edward Linde told analysts on a Jan. 29 conference call that he had “every reason to believe” the lease would be completed.

“We don’t put anything in the win column until the fat lady sings, to mix metaphors,” he said. “So there could be something that occurs between now and the time the documents get executed that would cause the transaction to come undone. I don’t expect it, but it’s a possibility.”

‘Serious Downdraft’

In an interview on Jan. 27, Boston Properties Chairman Mortimer Zuckerman said the U.S. commercial real estate decline is likely to get worse this year as the credit crisis continues.

“We are still in a downdraft of a very, very serious credit crunch,” Zuckerman said in the interview on Bloomberg Television. “I don’t think that the credit crunch will be over for quite a while. We may see a much tougher 2009 than many people are expecting.”

The design of the tower, by the architectural firm Skidmore Owings & Merrill, was to include a glass tower sitting atop a wider podium, according to the Web site Greenbuildingsnyc.com.

Robert Selsam, Boston Properties’ New York regional manager, described the building as “a Lever House redux” after the Park Avenue landmark also conceived by Skidmore, the Web site said.

Boston Properties rose $4.09, or 10 percent, to $46.93 in New York Stock Exchange composite trading. The stock has declined 48 percent in the past 12 months.
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  #17  
Old Posted Feb 10, 2009, 12:52 PM
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http://www.nypost.com/seven/02102009...311.htm?page=2




Boston Properties' "suspension" of its plan for a 1 million square-foot office tower at 255 W. 55th St. is of course bad news for Eighth Avenue, which now adds the site to its growing collection of empty holes.

It's also bad for Mort Zuckerman's company, which must decide how to salvage a mess that's cost it over $400 million to date. (Boston is completing the foundation, so it won't resemble the messes others have made nearby.)

But law firm Proskauer, Rose's decision not to sign a 400,000 square-foot lease there - the reason for Boston's halt - might be good news of a sort for Gibson, Dunn & Crutcher, another law firm that signed a lease in January 2008 for 200,000 square feet in the tower.

Insiders said the lease was inked at over $120 a square foot. In data released yesterday, Jones Lang LaSalle reported asking rents have since fallen to below $90 a square foot, a figure much higher than tenants are likely paying.

What's more, Gibson, Dunn's move from 200 Park Ave. (the MetLife Building) would also have cost it up to $250 a square foot for the buildout at its new home.

Gibson, Dunn - which reported a 1.3 percent dip in per-partner profits last year - has a lease at MetLife until the end of 2011, when its lease is up. It might enjoy not having to spend a fortune on a glamorous new home.

Calls to Partner-in-Charge Robert Serio and to the firm's broker, CB Richard Ellis' Lewis Miller, were not returned.

But some brokers argue that Boston's indefinite delay will help shore up the battered office market.

Jones Lang LaSalle's Peter Riguardi, who was not involved at Boston's site, said, "Emotionally, you're disappointed, because you want to see progress and new buildings on Eighth Avenue.

"But, short-term, we have enough product available and more is becoming available. This setback will force these law firms to consider the existing product, which is beneficial on the whole."

Of course, one developer might be han kering to lure Gibson, Dunn to its own new tower - SJP Properties, which needs tenants for 11 Times Square.

A call to SJP Chairman Steven Pozycki wasn't returned.
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  #18  
Old Posted Feb 14, 2009, 3:57 PM
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Completing the foundation...

From Boston Properties announcement: "Construction of foundations is well underway at the site and the Company intends to complete them to facilitate a restart of construction when it deems it propitious to do so."

A week has gone by, and they are continuing to work on the foundation, which suggests they are locked in on the current architectural plans. So they expect to retain the property, as any other developer would want their own design, and changing the foundation could be quite expensive.

I'm betting it's a long wait before BP see it as "propitious."
     
     
  #19  
Old Posted Feb 15, 2009, 12:42 PM
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From Boston Properties announcement: "Construction of foundations is well underway at the site and the Company intends to complete them to facilitate a restart of construction when it deems it propitious to do so."
Until another tenant can be found for this tower, I don't expect anything other than the foundation. But I have no doubt the tower itself will eventually be built as planned.
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Old Posted Feb 25, 2009, 1:17 PM
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http://www.nypost.com/seven/02252009...ved_156759.htm

MIDTOWN TOWER MAY BE REVIVED



February 25, 2009

PROSKAUER Rose, the law firm that backed out of leasing a big chunk of Mort Zuckerman's planned Midtown tower, thus putting the project on hold, may be back at the negotiating table.

Sources said the law firm has resumed talks with Zuckerman's Boston Properties for nearly 500,000 feet in the proposed tower at 250 W. 55th St.

"It's supposed to be a deep, dark secret," advised one source.

We suspect the law firm may have gone too far when they broke off discussions with Boston Properties a few weeks ago.


When Proskauer blinked, Zuckerman punted and, as we previously reported, simply mothballed the project until the economy improves.

Though the project is on hold, Boston Properties said it would continue constructing the tower's foundation.

When the project was shelved, it put a crimp in Gibson Dunn & Crutcher's move to 200,000 feet in the bottom of the 1 million-square-foot tower - a solid deal that was signed in 2007 at the peak of the market.

Both law firms do legal work for Boston Properties and both are represented by CB Richard Ellis teams.

On this one, we couldn't even get calls returned for the past week, let alone a comment.
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