Saturday, December 22, 2007

HEY! WE STILL LIVE HERE

O put up its glamorous new office tower on Eighth Avenue between 54th and 55th streets, Mort Zuckerman's Boston Properties might have to build on top of a tiny tenement at 261 W. 54th St., which is still home to two residential tenants.

That did not thrill Community Board 5 at a meeting earlier this month. When John Mills, CB 5's land-use committee chair, asked, "With the tenants still in it?" a Boston rep said the company would try to relocate them first.

The matter of 261 W. 54th St. - in the middle of the south side of the project, known as 250 W. 55th St. - is one of several puzzles regarding the development.

Last week, Boston filed plans with the Buildings Dept. for a 25-story tower at 250 W. 55th, even though it has widely been described as having 39 stories - suggesting that uncertainty over the tenement or air rights-transfer issues might force Boston to develop the project in two stages.

The Buildings Dept. filing called for a mere 609,188 square feet. Even if that swells to a larger "rentable" square-footage figure, it would barely be big enough even for law firms Proskauer, Rose and Gibson, Dunn & Crutcher, which Boston hopes to soon sign.

Even as Boston and its partner, Gladden Properties, try to nail down 700,000 square feet of leases with the law firms, they're also battling for 160,000 square feet of air rights they need to buy from two Broadway theaters nearby.

At a meeting last Thursday, CB 5's land use committee recommended approval for Boston to transfer 109,432 square feet of air rights it would buy from the theater owners.

But the panel took no action on Boston's request to buy an additional 48,204 square feet of air rights from the Booth and Shubert theaters. That needs authorization by the Planning Dept., and requires Boston to provide a theater-related amenity.

The second set of development rights also require the OK of Manhattan Borough President Scott Stringer and the local City Council member, who happens to be Speaker Christine Quinn.

So far, Boston has offered what some CB 5 members regard as a puny 3,000 square-foot theater space on the 54th Street side. CB5 wants Boston to "explore" coming up with a bigger space, among other things.

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source: nypost.com

Consumer Spending Surged in November

Consumers put aside worries about slumping home sales and soaring gasoline prices and headed to the malls in November, pushing spending up by the largest amount in 3 1/2 years. The better-than-expected surge lessened fears of an imminent recession.

The Commerce Department reported Friday that consumer spending shot up 1.1 percent last month, nearly triple the October gain. It was the biggest one-month jump since a 1.2 percent rise in May 2004 and was significantly higher than the 0.7 percent gain analysts had expected.

Incomes were also up last month, but the 0.4 percent increase was far below the rise in spending. Consequently, the personal savings rate dipped back into negative territory as households spent savings and borrowed to finance November purchases.

Analysts attributed part of the spending to heavy discounting and longer store hours at the start of the holiday season by retailers worried that the all-important Christmas shopping period may not be as strong this year given the factors weighing on the economy.

Still, the strong November relieved some concerns that a recession might be looming.

''Consumers did their part in November, but we will see whether they are up to it for the full Christmas season and into next year,'' said Mark Zandi, chief economist at Moody's Economy.com. ''Their financial fire power is fading due to the weaker job market, surging gasoline and food prices which cut into their purchasing power and the evaporating housing market.''

On Wall Street, stocks surged, helped by the strength shown in consumer spending. The Dow Jones industrial average finished the day up 205.01 points at 13,450.65.

Consumer spending is closely watched because it accounts for two-thirds of economic growth. Many analysts said the unexpectedly strong November was causing them to boost their forecasts for overall growth this quarter.

David Wyss, chief economist at Standard & Poor's in New York, said he now believed the economy would grow at around a 1.5 percent rate in the current quarter, rather than his previous view that the gross domestic product growth might dip below 1 percent this quarter. He said he still felt GDP growth could slow to around 0.5 percent in the first three months of next year.

''We still think the first quarter of next year will be the weak spot,'' said Wyss. He said he still believed economic weakness would prompt further interest rate cuts by the Federal Reserve.

An inflation gauge tied to spending that is closely followed by the Fed showed a 0.6 percent increase in November, the biggest jump in more than two years, reflecting last month's big surge in gasoline prices. Excluding energy and food, prices were up 0.2 percent. Core inflation is up 2.2 percent over the past 12 months, above the upper range of the Federal Reserve's comfort zone of 1 percent to 2 percent.

Some analysts said this could put the Fed in a bind, especially if the combined blows from the housing slump and the credit crunch, do slow growth to near-recession levels at the beginning of next year. Fed officials worried about rising inflation may be less inclined to cut interest rates, the normal medicine for a slowing economy.

While the Fed has cut interest rates three times beginning in September, the last two rate cuts have disappointed financial markets because they were not as large as investors had hoped, in large part because of lingering Fed worries about inflation.

The Fed announced on Friday the results of a second $20 billion auction of loans to banks, a new process the central bank is using to combat the credit squeeze that has made banks less inclined to supply the loans the economy needs to keep growing.

The 1.1 percent rise in consumer spending followed a 0.4 percent rise in October. Excluding the effects of inflation, spending would have risen by 0.5 percent, the best showing for inflation-adjusted spending in 11 months.

After-tax incomes were up 0.3 percent in November, but after adjusting for inflation, incomes actually fell by 0.3 percent -- on top of a 0.2 percent drop in October. Democratic presidential candidates who hope to make the economy an election issue have argued the weak income gains are the product of failed Republican policies.

With spending rising at a faster rate than savings, the nation's savings rate dipped into negative territory in November at 0.5 percent, the first negative savings rate in 15 months. That meant that households spent all of their incomes and either dipped into savings or borrowed to finance high spending last month.

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source: nytimes.com

SUBPRIME SAVIOR

Merrill Lynch's new CEO John Thain is bringing back a senior executive who was axed by then-CEO O'Neal after warning that the firm's inventory of subprime bonds could implode.

Jeff Kronthal, who oversaw Merrill's growth into a trading and underwriting powerhouse for collateralized debt obligations, is rejoining the financial giant as a consultant to fixed-income chief David Sobotka.

The former principal finance chief's advice is being sought as Merrill ponders an additional $5 billion to $6 billion write-down in its $21 billion CDO book.

In July 2006, O'Neal pushed out Kronthal and five other veteran bond executives as part of a broader shake-up that was ostensibly designed to bring more international orientation to the firm's bond division.

In reality, according to current and former Merrill executives, Kronthal was let go because he expressed concern to the firm's management that Merrill's CDO business model was broken.

O'Neal himself was pushed out in late October after Merrill booked $8.4 billion in write-downs due to bad mortgage-related investments. That figure has since ballooned as Merrill has learned more about the scope of the losses.

In the early summer of last year, according to current and former Merrill executives, Merrill hit a major stumbling block in its quest to churn out more CDOs.

A number of insurance underwriters, in particular AIG, refused to continue guaranteeing the triple-A rating of key slices of Merrill CDO deals known as triple-A rated "super-senior" pieces.

With AIG's appetite waning, Kronthal warned Merrill executives that to continue completing these deals would require that the firm assume billions of dollars of credit risk.

According to a former executive, at one point in discussions Kronthal told management that it was "writing calls," or otherwise having the firm's balance sheet assume an open-ended risk if these highly illiquid bonds ran into credit trouble.

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source: nypost.com

A New Deal to Develop Ground Zero

The Port Authority of New York and New Jersey is expected to approve a deal Tuesday that would bring an international shopping center operator back to ground zero to help build retail space in the buildings and tunnels under construction on the 16-acre site.

Under the terms of the deal, the operator, the Westfield Group, would buy a 50 percent stake in about 490,000 square feet of retail development and invest more than $600 million in creating the shopping areas, said government officials and real estate executives familiar with the agreement.

Stores would be located at street level and above in three planned office towers along Church Street, as well as in the two-story concourses linking the site with subway lines and the PATH commuter rail station.

The original shopping space at the World Trade Center was a highly successful underground mall, in no small way because of the 150,000 commuters and tourists streaming past the storefronts and restaurants every day on their way to the towers.

But critics and many downtown residents complained that the old configuration robbed the neighborhood of street life, leaving it a ghost town after sundown and on the weekends. After the complex was destroyed on Sept. 11, 2001, planners, neighborhood groups and eventually the Port Authority insisted that the new stores would be built at street level and extend up as high as the fourth floor, as well as underground.

The developer who is building the three towers on Church Street, Larry A. Silverstein, has already incorporated those ideas into his designs for the buildings.

The retail spaces in the concourses will run west from Church Street to the World Financial Center. The entire retail complex, which will be 60,000 square feet larger than what was in the old trade center, is expected to cost more than $1 billion.

The Port Authority declined to discuss the deal, which is on the agenda of its board meeting on Tuesday. Westfield did not returns calls seeking comment.

“We have a strong interest in the retail that’s going in there,” said Julie Menin, chairwoman of Community Board 1 in Lower Manhattan. “We want stores that will serve a 24/7 community, not just tourists and office workers, and an active street presence.”

The deal would allow the authority to reduce its risk at the complex and still split the net operating revenues with Westfield, the officials and real estate executives said.

If it is approved as expected, the deal would mark Westfield’s return to the World Trade Center site at a time when both the new PATH station and the Freedom Tower, the tallest tower on the site, are under construction. Under a timetable for the rebuilding of the trade center site, the Port Authority is supposed to turn over the eastern side of the property to Mr. Silverstein by the end of the year so that he can start building his three office towers.

Westfield, which is one of the world’s largest mall operators, with 119 shopping centers in four countries, was Mr. Silverstein’s partner in July 2001, when they leased the trade center from the Port Authority. But the complex was destroyed weeks later. The rebuilding plans became embroiled in complex and often acrimonious negotiations between the Port Authority, Mr. Silverstein, civic groups, community leaders, transportation experts and city and state officials.

To reduce the squabbling, the Port Authority negotiated a settlement with Westfield in 2003 to buy back its retail rights at the site. At the time, Westfield favored rebuilding the underground mall. The company feared that the street-level retail favored by others would not generate average sales of $900 a square foot, as the trade center did in 2000. The authority paid Westfield $140 million, which represented the company’s original investment and about $15 million in interest. In an unusual element, the authority also gave Westfield a right to buy back into the complex. Other developers, including Related Companies, had sought to take over the retail.

But rather than offer those development rights to the highest bidder, the authority decided to negotiate a new deal with Westfield, which apparently has changed its views of the complex. The authority has about $200 million in insurance money to rebuild the retail space.

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source: nytimes.com

'HISTORIC' TAG TO CURB DUMBO BUILDING

Development in the city's fastest-growing neighborhood could soon hit the brakes.

The city's Landmarks Preservation Commission today will vote to designate as historic more than 20 blocks of prime real estate in the DUMBO section of Brooklyn, sources told The Post.

The move would protect the mostly brick facades of 91 19th- and early 20th-century manufacturing buildings - some of which have already been converted to swanky condos that have attracted big bucks and even some celebrities.

The landmark designation, which would have to be ratified by the City Council in the weeks ahead, would preserve the architectural integrity of the buildings that mostly run from John Street to the north, York Street to the south, Bridge Street to the east and Main Street to the west.

Members of the DUMBO Neighborhood Association had been pushing for the designation for more than seven years, mostly to stop developers from demolishing those buildings to build high-rises, as has happened in several Brooklyn locations.

"This is our best opportunity to preserve an industrial-style neighborhood as we transform it into housing," Councilman David Yassky (D-Brooklyn) said.

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source: nypost.com