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  #321  
Old Posted Jul 17, 2008, 2:36 AM
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http://www.nytimes.com/2008/07/17/ny...on&oref=slogin

Merrill Lynch Drops Plans for Move to 9/11 Site

By CHARLES V. BAGLI
July 17, 2008


Merrill Lynch & Company, the financially ailing investment brokerage, has terminated talks with the Port Authority and the developer Larry A. Silverstein over moving its headquarters to one of the new office towers planned for ground zero. The company’s decision is a major setback for the Port Authority and Mr. Silverstein, who had hoped to revive commercial interest in the 16-acre site by luring Merrill as an anchor tenant for one of the four office towers to be built there.

Merrill was the first private company to express strong interest in any of the towers. Concerns about stirring memories of 9/11 and the long-term noise and construction at the site have discouraged other potential tenants, state officials say.

With no private tenants in sight, the economy teetering on recession and lenders reluctant to finance speculative office space, real estate executives and some officials of the Port Authority of New York and New Jersey say that Mr. Silverstein, who is required to build three of the four towers, may find it hard to raise money for construction.

The authority is responsible for the other office tower, the $3 billion Freedom Tower, now under construction at the southeast corner of Vesey and West Streets.

The new problems for Mr. Silverstein also set the stage for potentially acrimonious negotiations with the Port Authority, which owns the land, over his construction deadlines.

On June 30, the authority publicly acknowledged for the first time that the $16 billion effort to rebuild the World Trade Center was potentially years behind schedule and billions of dollars over budget. Three days later, Merrill formally notified the authority and the developer of its decision to terminate talks with Mr. Silverstein.

“It does seem to me that events have conspired to present Larry with a challenge,” said Michael T. Cohen, chairman of GVA Williams, a real estate broker.

After bargaining for months over tens of millions of dollars in concessions and tax breaks for a 71-story tower, Merrill said in its letter that “we are too far apart to continue the process. Accordingly, we wish to terminate further discussions of the proposed transaction.”

Selena Morris, a Merrill Lynch spokeswoman, declined to comment.

But Mr. Silverstein’s company and the Port Authority acknowledged that for the second time in a year, Merrill had opened and closed negotiations for a new headquarters for its 11,000 employees. “We wish Merrill Lynch great success and hope they decide to keep their headquarters in Lower Manhattan, their historic home, for many years,” said Janno Lieber, who oversees the trade center project for Silverstein Properties.

Merrill currently occupies 2.6 million square feet of space west of the trade center site, at the World Financial Center, where its lease expires in 2013. They have resumed negotiations with their current landlord, Brookfield Properties.

Some officials have continued what they describe as informal talks with Merrill in the hope of reviving the deal, perhaps with the company moving to ground zero in 2018 instead of 2013.

“While the Port Authority and Silverstein Properties continue discussions with Merrill Lynch, at this time we remain far apart on economic terms,” said Stephen Sigmund, a Port Authority spokesman.

But analysts and real estate executives say Merrill’s decision had more to do with its financial condition than with the terms of any deal or the delays at ground zero. The company is expected to announce on Thursday a big quarterly loss and billions of dollars in new write-downs in the value of its assets. After taking roughly $30 billion in write-downs earlier this year, the firm appears to have adopted a downsizing strategy, a mix of layoffs and the sale of some of its most important holdings, like a major stake in Bloomberg L.P.

Merrill has been casting about for a new headquarters for well over a year. Last October, the firm was on the verge of announcing that it would leave downtown for a new $4 billion skyscraper in Midtown, despite far less expensive options at the trade center site with one of Mr. Silverstein’s planned towers, or with its current landlord, when the firm became engulfed in the mortgage crisis. It canceled the move after reporting its first quarterly loss in six years and the first of billions of dollars in write-downs.

Merrill initially signaled that it would extend its lease at the World Financial Center for at least five years. But this spring, Merrill executives reopened negotiations with Mr. Silverstein and the Port Authority about building Tower 3 at the trade center site. The company’s executives bargained hard for a generous deal.

Eager to show some momentum for the office towers on the site, the authority ultimately reduced its price for a long-term lease of the land by about 25 percent to $510 million, from $690 million last year.

But the deal would have required Mr. Silverstein to sell his development rights to the building to Merrill, and his asking price, $340 million, was unacceptably high, according to Port Authority and Merrill executives who requested anonymity because they were not authorized to discuss the talks and did not want to pick a fight with Mr. Silverstein.


Merrill’s landlord, Brookfield Properties, argued that it was illogical for the authority to offer incentives to lure a tenant from one government project (the World Financial Center) to another (ground zero). But authority officials were convinced that Merrill’s deal would help entice other companies to the site and permit them to declare a victory at a time when the rebuilding effort has encountered delays.

In lieu of private sector tenants, city, state and federal agencies have committed to leasing 2.2 million square feet of the combined 10 million square feet of office space planned at the Freedom Tower and Mr. Silverstein’s towers.

JPMorgan Chase has a nonbinding agreement to build a tower south of ground zero, where the former Deutsche Bank Building is being demolished. But JPMorgan recently acquired Bear Stearns and it is unclear whether that project will proceed.

All of that has implications for Mr. Silverstein, who must build three towers with a total of 7.5 million square feet by 2013, at an estimated cost of over $6 billion, under his 2006 agreement with the authority, which owns the land. He has about $1.3 billion in insurance money and the ability to use tax-exempt Liberty Bonds, although they expire at the end of 2009.

Under the terms of his agreement with the Port Authority, Mr. Silverstein faces default on all three building sites if he fails to build even one of the towers on schedule.

“We are confident in the long-term viability of the office market at the site, and continue to make progress on construction and to operate under the existing development agreement,” Mr. Sigmund of the Port Authority said.

But executives who work with Mr. Silverstein complain that the Port Authority’s inability to complete other projects at ground zero, like the adjacent transit hub or the rebuilding of Greenwich Street, will make it hard for him to complete his buildings.

Some real estate and authority executives expect Mr. Silverstein to demand a rent discount, a deadline extension and, perhaps, the elimination of the so-called cross-default clause.

Mr. Lieber of Silverstein Properties said in a statement that his company “is focused on working with government to resolve the design and construction issues identified by the Port Authority in its recent report to the Governor, as well as ongoing uncertainties about the Port Authority’s schedule to complete vital site infrastructure. It is urgent that these issues be resolved in order to accelerate the rebuilding of the entire World Trade Center site.”
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  #322  
Old Posted Jul 17, 2008, 3:02 AM
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I was really counting on the fact that a solid deal with Merrill would trigger a 'follow the leader' trend with other companies both big and small. To hear that Merrill has backed out, and for the reasons they did, really is a let down.
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  #323  
Old Posted Jul 17, 2008, 3:09 AM
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I was really counting on the fact that a solid deal with Merrill would trigger a 'follow the leader' trend with other companies both big and small. To hear that Merrill has backed out, and for the reasons they did, really is a let down.
As always, we don't have the full picture, but just like before, I'm sure it was a combination of their own problems with the inability to get terms they liked...

Quote:
After bargaining for months over tens of millions of dollars in concessions and tax breaks for a 71-story tower, Merrill said in its letter that “we are too far apart to continue the process. Accordingly, we wish to terminate further discussions of the proposed transaction.”

...analysts and real estate executives say Merrill’s decision had more to do with its financial condition than with the terms of any deal or the delays at ground zero. The company is expected to announce on Thursday a big quarterly loss and billions of dollars in new write-downs in the value of its assets.
Bad news for Tower 3, but not terrible news. Towers 2 and 3 remain the only towers with no tenants at the WTC, but we are years away from that even becoming a huge problem.
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  #324  
Old Posted Jul 17, 2008, 3:24 AM
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but we are years away from that even becoming a huge problem.
That's the problem now though. Deals such as these don't happen in a day, and these next few years will come and go quick. Point is these mystery tenants need to be identified as soon as possible.

What puzzles me though is that the WFC lease agreement shuts down in and around 2013. To me the timing couldn't be any better, but who knows with the talk of all the delays. It's quite possible that the official deadline for the towers completion wouldn't comply with the vacate date with Merrill from the WFC. Even though the public may not have a clear view of the completion date, that's not to say interested names such as Merrill Lynch have a better idea.

I'm sure there is much complication, but now this leaves me all the more curious to see what Merrill decides to do comes the time when the lease is up over at the WFC.
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  #325  
Old Posted Jul 17, 2008, 4:35 PM
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As always, we don't have the full picture, but just like before, I'm sure it was a combination of their own problems with the inability to get terms they liked...



Bad news for Tower 3, but not terrible news. Towers 2 and 3 remain the only towers with no tenants at the WTC, but we are years away from that even becoming a huge problem.
The real shame that is that this likely means we can forget about more height for Tower 3.
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  #326  
Old Posted Jul 18, 2008, 12:50 PM
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That's the problem now though. Deals such as these don't happen in a day, and these next few years will come and go quick. Point is these mystery tenants need to be identified as soon as possible.
Not for speculative office towers, and certainly not for towers under construction. Remember, the Empire State and Twin Towers had large vacancy rates for the early years after their construction. These WTC towers won't even be open for five years. There's already a shortage of new, top of the line office space in New York, especially Downtown where basically every new development is residential, and that situation will only be worse in five years. Silverstein just has to get the tower built, the rest will take care of itself.
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  #327  
Old Posted Jul 18, 2008, 12:55 PM
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The real shame that is that this likely means we can forget about more height for Tower 3.
The extra height was a bonus, Tower 3 will be fine either way. However, Silverstein may take advantage of the oppurtunity to push for the larger tower anyway, using this as an example of the need for the larger spaces.
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  #328  
Old Posted Jul 18, 2008, 1:00 PM
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http://www.nysun.com/new-york/merril...in-port/82169/

Merrill Lynch Move Could Spark Silverstein-Port Authority Battle




By PETER KIEFER
July 18, 2008

The decision by Merrill Lynch to end negotiations on moving its headquarters to one of the office towers planned for ground zero could serve as a trigger for a legal battle between developer Larry Silverstein and the Port Authority of New York and New Jersey.

Three days after the executive director of the Port Authority, Christopher Ward, delivered an assessment of the site that did not include a budget or scheduling, Merrill Lynch, which had been negotiating with Mr. Silverstein to occupy office space in one of his towers, sent a letter effectively ending those talks.

"We appreciate your candid assessment of scheduling issues at yesterday's meeting," Merrill's letter said. "However, with no further movement on basic economic terms, we believe we are too far apart to continue this process."

The breakdown in the talks, which was due in large part to Merrill's shaky financial state, leaves Mr. Silverstein without an anchor tenant — an unenviable position to be in if Mr. Silverstein seeks additional bond financing.

"It's near impossible even in a good market," a real estate attorney, who declined to be identified because he has worked with Mr. Silverstein in the past, said.

According to a number of observers and real estate attorneys, it is now up to Mr. Ward to extend an olive branch to Mr. Silverstein. Possible concessions may include reworking the schedules within the site's master development agreement to allow Mr. Silverstein more flexibility for the delivery of towers 2, 3, and 4.

Mr. Silverstein faces default on all three buildings if he fails to build even one of the towers on schedule. All need to be finished for various deadlines during 2013.


Mr. Ward must also present a reliable schedule for the construction of the site's other buildings and infrastructure, a challenge he said he would meet by the end of September.

Failure to do so could result in the pursuit of damages by Mr. Silverstein.

"There is no question that at some point he is going to sue. It is going to be a battle royal, and he is going to blame the Port Authority, the LMDC, and the city," a source who has helped negotiate past agreements at the World Trade Center site on behalf of the state, and who asked not to be identified, said.

At least for now, Mr. Silverstein is playing nice while awaiting Mr. Ward's more detailed site assessment.

The president of World Trade Center Properties, Janno Lieber, said in a statement that it is "focused on working with government to resolve the design and construction issues identified by the Port Authority in its recent report to the Governor, as well as ongoing uncertainties about the Port Authority's schedule to complete vital site infrastructure."

A spokesman for the Port Authority, Stephen Sigmund, said the authority is "confident in the long-term viability of the office market at the site."

News of Merrill ending negotiations was first reported by the New York Times.
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  #329  
Old Posted Jul 18, 2008, 1:18 PM
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http://www.nypost.com/seven/07182008...d_z_120487.htm

MERRILL PULLOUT IS GOOD NEWS AT GROUND ZERO



July 18, 2008


EMBATTLED Merrill Lynch just took a reality pill and broke off talks with Larry Silverstein about moving its headquarters to Ground Zero. Far from being a setback, it's rare good news out of the pit.

Merrill's "outta here" can actually accelerate progress at the site. That's because there was no chance the reeling Wall Street firm could afford to buy or lease a new $2 billion skyscraper.

Now, with the pipe dream dead, Silverstein can go to town building his office towers, as he promised to do once the Port Authority finally turned over the land.

Silverstein was contractually required to finish Towers 2, 3 and 4 by the end of 2012 (including a one-year grace period) or forfeit them to the PA.

But when Merrill started playing footsie with him, rather than simply renewing its lease at the World Financial Center, the PA gave Silverstein wiggle room by extending the completion deadlines to mid-2013.

That was to give him time to redo Tower 3's foundation in case Merrill wanted bigger trading floors than in the current design.

But with Merrill staggered by write-downs and losses, moving to one of the world's most expensive new buildings was as likely as colonizing Mars.

Even so, Merrill could have dragged out talks with Silverstein until the cows came home just to squeeze a better deal out of its current landlord, Brookfield Properties.

That might have prompted Silverstein to ask the PA for another deadline extension, which could have led to indefinite delay.

Only nincompoops blame Silverstein for the Ground Zero paralysis. Despite endless political and media sniping at him, he missed no deadlines, while the PA dawdled for years in preparing the hole for reconstruction.

And only Silverstein has replaced anything destroyed on 9/11, with his beautiful and successful new 7 World Trade Center.

But now comes the moment of truth. He has long said he planned to build at Ground Zero itself, even without presigned tenants, confident the buildings would fill eventually.

He's already spent billions on material and labor contracts for the new skyscrapers. He's blasting and working deep inside the pit. Now there's no need to redraw foundations or floor plans.


It comes down to this:

If Silverstein's towers are seriously under way by the end of the year, we'll know we have a new World Trade Center.

If they're not, we'll know we don't.

And at least within the confines of the 16 acres, the terrorists truly will have won.
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  #330  
Old Posted Jul 18, 2008, 3:51 PM
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Despite endless political and media sniping at him, [Silverstein] missed no deadlines, while the PA dawdled for years in preparing the hole for reconstruction.
Thank you. Allow competent private developers to take over and you'll see the WTC rise in no time. Government bureaucratic juggernauts like the PA are unfit for the job.
     
     
  #331  
Old Posted Jul 19, 2008, 3:43 PM
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These big banks have been messing a lot up lately, haven't they?
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  #332  
Old Posted Jul 21, 2008, 5:22 AM
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It comes down to this:

If Silverstein's towers are seriously under way by the end of the year, we'll know we have a new World Trade Center.

If they're not, we'll know we don't.

And at least within the confines of the 16 acres, the terrorists truly will have won.
That's the most blunt, tragic thing I've ever read in my entire life.
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  #333  
Old Posted Jul 21, 2008, 5:56 AM
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With no private tenants in sight, the economy teetering on recession and lenders reluctant to finance speculative office space, real estate executives and some officials of the Port Authority of New York and New Jersey say that Mr. Silverstein, who is required to build three of the four towers, may find it hard to raise money for construction.
That was likely to happen.
Who builds three or four big towers almost at the same time ?
Nobody in HK, Shanghai or Guanqzhou where big developements are being built in phases.

I'm not saying that Silverstein won't make it. I just think that, if he does, that'll be quite an achievement.
     
     
  #334  
Old Posted Jul 21, 2008, 6:31 AM
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That merrill pullout was kind of a letdown, so I guess no more design/height changes, huh ?
     
     
  #335  
Old Posted Jul 21, 2008, 9:53 PM
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That's the most blunt, tragic thing I've ever read in my entire life.
Blunt, but to the point. Silverstein has said he will build, and we have been given no reason to doubt he will. We've already seen him produce results with 7 WTC.


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Originally Posted by aluminum
That merrill pullout was kind of a letdown, so I guess no more design/height changes, huh ?
That remains to be seen. Silverstein seems to think he can market the building better with the larger spaces, so its not unthinkable that he would seek to make the changes permanent with the Port Authority, which now owes him for delays at the Tower 2 site.
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  #336  
Old Posted Jul 21, 2008, 10:00 PM
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^^^ Not to mention there a still a handsome amount of companies (size wise) of Merrill's standards looking for a new place to call home. I think he should just roll the dice and build the tower as he planned to as if Merrill was still planning to move in. I think we've all noticed the trend that companies have the mind-set that 'you can never have too much trading space'. Point is, if it's not Merrill taking the bait, you can bet that others will bite at the line.
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  #337  
Old Posted Jul 29, 2008, 3:18 PM
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^^^ Not to mention there a still a handsome amount of companies (size wise) of Merrill's standards looking for a new place to call home.
And further still, he may not have to lease the entire building to a single tenant. 7 WTC has quietly been filling up...

http://www.nypost.com/seven/07292008...099.htm?page=0



July 29, 2008


Larry Silverstein is going for the grand-slam he's patiently awaited ever since his 7 World Trade Center opened two years ago.

The developer and HSBC are inching toward a deal for the banking giant to lease nearly 300,000 square feet on the tower's top seven floors.

But this is fast-track inching.

Although no lease is out, and a term sheet has not even been signed, our downtown mole said "a term sheet is out," meaning the sides are close to agreeing on basic numbers.

They include rent starting at $75 a square foot on the lower-most floors and rising to $85 a square foot on the top two floors (51 and 52). That would be downtown's highest rent, but clearly within HSBC's ability to afford.

Hard negotiating still lies ahead, but we're told the parties are "feeling good" about it.

If a deal is struck, it will be sweet vindication for Silverstein, who could have leased the floors for slightly less but has held out for what he considers their true value.

And if it happens, HSBC will likely sell its building at 452 Fifth Ave., which the bank quietly has had on and off the market and from which employees would move south to 7 WTC.
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  #338  
Old Posted Jul 29, 2008, 3:32 PM
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That would be a great addition to have HSBC in the Trade Center. Don't they still have offices in the former Marine Midland building though?
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  #339  
Old Posted Jul 29, 2008, 3:55 PM
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That would be a great addition to have HSBC in the Trade Center. Don't they still have offices in the former Marine Midland building though?
Not sure, but it shouldn't be affected by what happens at 7 WTC...

Quote:
if it happens, HSBC will likely sell its building at 452 Fifth Ave., which the bank quietly has had on and off the market and from which employees would move south to 7 WTC.
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  #340  
Old Posted Jul 30, 2008, 1:17 AM
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The problem with 3 WTC is it has too much detail. The Other towers are plain, but unique in their own way. The braceing on the tower is very cool, but dosnt belong in the complex. Maybe it would be better off without the exterior braceing.
I agree. I'm starting to think of 3 WTC as my least favorite. As an overall design, 4 WTC has grown on me... I think it stands the best chance of being perceived as a "classic" design. 2 WTC tries a little too hard. The FT is beautiful, IMO, and deserves the attention it will garner for its height. I know its fashionable in some quarters to pick on the spire, but it will in my estimation be the most successful built in the city since the ESB's mast.
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