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ZippyTheChimp
March 13th, 2003, 02:50 PM
New York Observer

March 13, 2003|12:45 PM

Mike Sees City Taking Control At Ground Zero

by Tom McGeveran

The Bloomberg administration is pursuing a strategy to take
over the World Trade Center site that will likely increase
pressure on developer Larry Silverstein to abandon his interests in the rebuilding effort, according to a Port Authority source familiar with the city’s position.

Mr. Silverstein, who headed a consortium that signed a 99-year lease on the site six weeks before the terrorist attacks of Sept. 11, has asserted his right to rebuild without reducing the 10.5 million square feet of office space or 600,000 square feet of retail space that existed in the complex. That condition has vexed rebuilding authorities, who must also set aside property for a substantial memorial, a massive transit hub and a restored street grid on the 16-acre site.

But now, sources say, there has been progress in talks between the Port Authority and Deputy Mayor Daniel Doctoroff about a proposed swap that would trade the 16 acres at Ground Zero, owned by the Port Authority, for the land beneath Kennedy and La Guardia airports, owned by the city and leased to the Port Authority. Those talks are part of an ambitious scheme to wipe the slate clean at Ground Zero, * *allowing the city to remove many of the conditions written into Mr. Silverstein’s lease with the Port Authority.

It’s a strategy that could drastically alter plans for the site, provided the city can persuade Mr. Silverstein and Westfield America, the American arm of the Sydney-based global megamall developer Westfield, to give up their leases. Port Authority executive director Joseph Seymour has said that talks on the land swap would continue through the spring and reach a resolution by the summer.

Mr. Silverstein has said he doesn’t particularly care if the city replaces the Port Authority as his landlord, but the pressure on him to abandon his claim on Ground Zero is likely to intensify if Mr. Doctoroff has his way at the site.

While there is little more than hushed discussion of the topic, the city would appear to have the option of condemning Mr. Silverstein’s lease if it took over the deed.
While there is some disagreement on the matter in legal circles, the Port Authority has asserted that since the bistate agency was created by an act of Congress, neither
the city nor the state government can condemn land it controls. If the city held the deed, that would no longer be the case. The leaseholders would have to be given fair market value for the property—which several sources have currently estimated at $1 to $2 billion—but could be compelled to leave if a public benefit would be secured by kicking them out.

That severe approach is unlikely. The scenario laid out by Port Authority sources is more complex: The city would obtain the deed to the World Trade Center, along with a one-time payment still under discussion, in exchange for the land under the airports. The one-time payment that Mr. Doctoroff is proposing—which would reflect back payments on the Port Authority’s lease on the airports—is somewhere around $900 million to $1 billion. Most likely, the city would attempt to buy the leaseholders out of Ground Zero with those funds, rather than forcing their hand with a condemnation procedure.

According to Swiss Re Inc., the lead insurer on the World Trade Center, the insurance proceeds from the destruction of the towers would then revert to the city, after some payouts were made to Mr. Silverstein, the Port Authority and Westfield.

"There are stipulated insurance parties: Silverstein, the Port Authority and others," said Swiss Re chairman Jacques Du Bois. "What would have to happen is, in buying out Silverstein, they’d have to include that [the city] would have the right to the insurance proceeds."

That money would then be used to implement Mayor Bloomberg’s plan for lower Manhattan, released last year, and to provide infrastructure improvements in and around the World Trade Center site to attract development of an unspecified
nature—but without the specific requirement of 10 million square feet of office space or 600,000 square feet of retail space.

Mr. Doctoroff has attracted criticism from Mr.Silverstein for meeting privately with Swiss Re executives to discuss the insurance payouts expected on the property. Mr.Dubois has suggested that the insurer would offer a more generous insurance settlement if the city were the client rather than Mr. Silverstein; litigation between Mr. Silverstein and Swiss Re over his insurance payout has become that heated.

But in recent appearances, Mr. Silverstein has attempted to highlight his personal connection to the World Trade Center site. As part of a public-relations blitz that is now largely over, Mr. Silverstein appeared on Charlie Rose on Feb. 27 and reminisced about his longtime attachment to the site. "I always say to myself," he told Mr. Rose, "since I’ve spent this enormity of time and had this major commitment to rebuilding, having suffered what I suffered, what purpose is served by taking me out?"

Mr. Silverstein told Mr. Rose about the day in 1987 that construction was finished *on 7 World Trade Center, the only portion of the site that Mr. Silverstein has an * *uncontested right to rebuild. (Construction has begun, even though no tenant has promised to move in.)

"Looking up at this major building that I had just built, the Twin Towers dwarfed it," he said. "And I thought,‘Wouldn’t it be wonderful to some day own that real estate?’"

Five years later, in the final phases of the bidding process for the 99-year lease, Mr. Silverstein was crossing the street at the intersection of Madison Avenue and 57th * * * Street when he was struck by a drunk driver. His pelvis was shattered. The dizzying final days of preparing his *company’s bid on the World Trade Center were spent in a hospital bed, surrounded by paperwork and advisers.

"I remember lying there," he said. "I said to the doctors, ‘Can you reduce the morphine?’"

After a last-minute breakdown in the front-running bid, Mr. Silverstein’s team won by a hair. His son, Roger, and his daughter, Lisa, were working for him in temporary offices on the 88th floor of the W.T.C. north tower. Regular meetings
with tenants in the weeks immediately following their July 26, 2001, takeover of the building were held each morning at Windows on the World. But on Sept. 11, Roger and Lisa Silverstein were running late. Meanwhile, Mr. Silverstein’s wife of 46 years had laid down the law: The developer could not cancel an appointment with his dermatologist, even to meet with tenants at his most important property. If the * *attack had happened just a little later, Mr. Silverstein’s children would likely have been trapped at Windows. As it was, Silverstein Properties lost four employees in the attack, two of whom had just recently been hired.

At a meeting on Sept. 12 with his public-relations adviser, the developer outlined his public statements about the destruction of the World Trade Center.

"It is not hyperbole," notes from that meeting read, "to suggest that what Larry says and does in the next several days will become part of American history. He needs to * * *display his patriotism, his vision and his humanity."

But it appears that aside from displaying those qualities, Mr. Silverstein was unclear about rebuilding as of Sept. 12. The notes outline three positions. The first was a vow to rebuild: "It will again stand as a symbol of not only this city but against tyranny and evil." The second was to rebuild, but to put a distinctly populist cast on the effort: "The WTC is no longer a real estate site that belongs to a corporation—it belongs to the people of this nation. As a result a national crusade will be undertaken that allows us to rebuild this symbol of American pride and
determination where the people of this nation are equal partners in this effort." The third way: "It is inconceivable that we could rebuild a place of commerce on land that has become drenched with the blood of American patriots. It needs to be consecrated much the way Gettysburg and the [U.S.S.] Arizona are now."

Within days, Mr. Silverstein had dispensed with the third option entirely and publicly vowed to rebuild the Trade Center. What’s more, he has asserted his "absolute right" to be the sole developer of the site, and has asserted a right and an obligation to replace every single square foot of the office and retail space that was lost on Sept. 11.



Payout Unclear

He often repeats that his insurance proceeds—currently tied up in a Jarndyce v. Jarndyce–style lawsuit that will determine whether the attack constituted one or two * * * * "occurrences" for legal purposes—are the only independent source of funds for rebuilding. But it is unclear what Mr. Silverstein will receive. His insurers claim that the payout is far lower than he’s been suggesting. If they win their case and a jury rules that there was only one occurrence, the total payout will be $3.5 billion. But Mr. Silverstein’s debt on the site will eat into that significantly. Of course, if Mr. Silverstein wins, he gets just under $7 billion.

When that prospect seemed the likely outcome—the State Attorney General’s office has filed an amicus brief suggesting that the developer’s interpretation of his * * * insurance policy is the correct one—keeping Mr. Silverstein around seemed a necessity. Why forgo all that rebuilding money?

But with Swiss Re’s suggestion that a settlement reached with the city would be more generous than a settlement with Mr. Silverstein, that incentive is weakened. It’s no wonder that Mr. Silverstein is made nervous by Mr. Doctoroff’s private meetings with Swiss Re—though Mr. Doctoroff has claimed that they were nothing more than meetings with parties interested in the rebuilding efforts.

Then, too, Mr. Silverstein has been systematically alienated from key elements of the rebuilding process. His own architects, Skidmore, Owings & Merrill—hired before Sept. 11 to revamp the Trade Center’s public spaces and make them more attractive to tenants—found themselves in the difficult position of having to compete with other firms to develop a public design for the World Trade Center site, even as they were developing their own plans directly for Mr.Silverstein. They teamed up with a group of artists and others to develop a plan.

According to sources familiar with the situation, Skidmore was approached by key members of the Lower Manhattan Development Corp. shortly after the second round of nine plans was introduced to the public, and told that it was time to start working on real site designs with Mr. Silverstein and the LMDC. Skidmore eventually withdrew from the competition, but asked that its partners on the project
be allowed to remain in the competition without them. The LMDC then announced that they were being removed from the competition.

Now, Skidmore’s position is unclear. The site design by Daniel Libeskind has been chosen, and the Libeskinds have met with the lead partners on the World Trade Center project at Skidmore and with Stan Eckstut, who is performing an * * independent study of the site for the Port Authority. Mr. Silverstein has publicly endorsed the Libeskind plan, and it appears that he—through Skidmore—and Mr. Libeskind will work on the project together. The relationship is by all accounts
amicable and cooperative, but its ambiguity is telling.

And not everyone on Mr. Silverstein’s team is happy with the current situation. Sources familiar with Westfield’s position have said that in meetings with Mr. Libeskind, they felt "lectured at" about how the retail space on the site should be arranged to contribute to a sense of street life. Westfield is pressing for a large, contiguous (and unpopular) retail space, much like the retail complex below the original Twin Towers.



Not Ready to Deal

While Westfield shares Mr. Silverstein’s agnosticism about who controls the site, the Port Authority or the city, sources said that unlike Mr. Silverstein—who has indicated a willingness to swap some office space on the site for other space nearby—the company would not consider swapping out of the site, where 150,000 PATH passengers passed through its concourse each day.

And though Mr. Silverstein has attempted to avoid difficulty over the Port Authority’s proposal to build a terminal for tour buses on the footprints of the Twin Towers—beneath the proposed "memorial pit" that is central to Mr. Libeskind’s *design—the proposal has nevertheless become a hot-button issue.

The Port Authority insists that the hundreds of tour buses expected in lower Manhattan daily when the Trade Center is rebuilt will need someplace to be stowed. The P.A.’s proposal is repugnant to many—including some of the architects working on Mr. Silverstein’s team, as well as bereaved family members and many who have called for the preservation of the tower footprints—but it has become a * *rallying cry for lower Manhattan residents sick of their bus-choked streets, and for businesses near the site that see the drop-off point as a magnet for business.

What happens at Ground Zero may well depend on when, and how, the place is defined more than how it’s designed. Is it, as Mr. Silverstein has suggested, a symbol of pride that must be rebuilt as the mountain of commerce it once was? Or is it, to paraphrase another option his advisers suggested the day after the terrorist attack, no longer a real-estate site that belongs to a corporation, but one that belongs to the people of the city?



* * * * * * * * * * * *

JMGarcia
March 13th, 2003, 03:19 PM
I may be the only one but the thought of the city controlling the redevelopment scares me.

NYC government is one of the most inefficient, corrupt, visionless, bureaucracies ever created. I cannot believe that anything but a poor quality, designed by committee developement can be expected. That is of course, if the money doesn't get diverted/spent long before anything is ever done. Having a developer (the city) that is beholden to the special interest groups of New York is simply a recipe for disaster.

Agglomeration
March 13th, 2003, 04:55 PM
Exactly what does Bloomberg want on these 16 acres? Build ghetto housing projects that will turn Lower Manhattan into a replica of the South Bronx and East New York? He just doesn't get it. Neither does the big unwieldly city bureaucracy he has trouble controlling.

billyblancoNYC
March 13th, 2003, 05:20 PM
Why would the city trade all this land for the airports anyway. *I don't see the benefit, especially if they want to have less office, etc. space. *

I dunno. *This is a mess and will be for a long time to come probably.

NoyokA
March 13th, 2003, 05:22 PM
Is it possible the city will just be a watchdog.

Evan
March 13th, 2003, 07:29 PM
What would that mean for the airports??? *JFK and especilly Laguardia are old and in need of rennovations. *Not to mention, that neither of them have adequate connections to transportation. *When will JFK get a direct link to the LIRR?

JMGarcia
March 13th, 2003, 08:05 PM
Here's why I don't think the city should get a hold of the WTC

--------------------------

Bloomberg vows to hang on for his bumpy ride
By Christopher Grimes
Published: March 13 2003 21:30 | Last Updated: March 13 2003 21:30


It is midday in the "bullpen", the bright, open-plan office where New York mayor Michael Bloomberg and his staff are hard at work.


The mayor, coffee at hand, has been up most of the night, meeting the families of two undercover police officers murdered on Staten Island.

But the grim mood is leavened by a notable success: a last-minute mayoral intervention which helped to end the first Broadway musicians' strike since 1975.

Those were dark days, when New York teetered on the edge of bankruptcy. Today, the city once again faces a fiscal crisis - but this time it is run by a hands-on manager obsessed with the bottom line.

"We have cut 14,000 jobs in the first 14 months," says Mr Bloomberg, who faces a $6.4bn budget deficit because of falling tax revenues and the rising costs of pensions and medical care for public employees.

He has raised property taxes by 18 per cent and is also considering a commuter tax. Tax-cutters in his newly adopted Republican party are unhappy, but he is unrepentant.

Polls show only 48 per cent of New Yorkers approve of the job Mr Bloomberg is doing. Last weekend he was booed, for the first time. But he is taking the long view. "The only time the polls matter is when I run for re-election."

Supporters say Mr Bloomberg has not had enough credit for his negotiating skills, which this week helped end the Broadway strike and a feud over cable TV coverage of the New York Yankees.

Mr Bloomberg's hard-nosed salesmanship created the global media business bearing his name. Now he is turning his attention to how to sell New York City.

Next week his team arrives in London, seeking to woo British companies. (The mayor himself is staying at home as war with Iraq seems increasingly likely.) The mayor, who can look stiff in public, has a machine-gun pitch when he wants to make a deal.

"Companies have to go where their employees want to be," he says. "Crime is down, the schools are getting better and we have the cultural institutions. You've got to be here."

The slump on Wall Street - which represents a third of New York's tax revenues - has made the quest for new business even more urgent.

Two industries - financial services and tourism - matter most. He is dismissive of local politicians who cling to the notion that manufacturing is the road to recovery. "If you are a pharmaceutical company or a steel company, you do not need to be here. New York City should not waste its time with manufacturing."

Tourism is the answer because it offers immigrants their first jobs and New York is still an immigrant city, with dozens of ethnic minorities.

Since September 11, New York's tourism has rebounded. But visits are shorter and tourists spend less money, according to the city's tourism and marketing organisation.

The mayor has set his sights higher. New York ranks 25th on the national list of convention cities - a fact he views with undisguised disgust.

Big city rival Chicago is building a new convention centre which Mr Bloomberg claims could swallow New York's dingy Jacobs Javits centre and still have acres of free space.

True, he pulled off a coup by winning next year's Republican convention, but he says the city was lucky. Madison Square Garden was only big enough because a temporary bridge was built to a vacant post office across the street. "We need to rebuild Madison Square Garden," he says.

As for re-building on another famous landmark - the World Trade Center site - Mr Bloomberg is less categorical. He is unconvinced of the demand for new commercial space in Lower Manhattan, despite the city's backing for Daniel Libeskind's design for a 1,776ft tower with 70 floors of offices.

Instead, Mr Bloomberg wants to transform business-heavy Lower Manhattan into a residential area, with tree-lined boulevards and new housing. He has put forward a $10bn (E9bn) plan to update the transport system, including a rail link to Kennedy airport. This is change on a grand scale, but in many ways the real revolution is unfolding in New York's chronically backward public schools system - an issue that even his famed predecessor Rudolph Giuliani failed to tackle.

Mr Bloomberg recounts with relish how he broke up the education bureaucracy, dismantling the power of the Board of Education.

Mr Bloomberg ran for office pledging to bring corporate-style accountability to City Hall. He has a scorecard of 380 promises - and claims he has "implemented, launched, or will launch" 304 of them.

But so far it does not appear New Yorkers are impressed. Mr Bloomberg is still dogged by the perception that he is a very rich man out of touch with real New Yorkers.

Yet he has a lot of supporters among his Wall Street friends and he is confident that he will ultimately win through. "I do think I will be re-elected in 2005," he says. "People will say, 'This is the stand-up guy who took the bullet'."

Kris
March 13th, 2003, 09:10 PM
I don't think Bloomberg envisions Lower Manhattan as a primarily residential area but as a mixed-use one in order to improve its economy.

JMGarcia
March 13th, 2003, 10:29 PM
I generally agree with Bloomberg's vision of downtown. Where he falls flat is that he doesn't include the international icon that would be needed to define it as the international center he envisions. I think that if he was given complete control over the WTC site it would end up being a "nice" mix of residential and commercial. In other words - Battery Park City II. While I love many things about BPC, I don't feel that that model is appropriate for the WTC site.

ZippyTheChimp
March 13th, 2003, 11:03 PM
I'm going to take what may be the unpopular view here, not as it applies to the WTC site, but to lower Manhattan, and the rest of NYC. Bloomberg may be just what the city needs at this time. A budget crisis may be the best opportunity for a city to take a hard look at its finances, since there is little political will to do it during good times. Service cuts and tax increases are not vote getters; the fact that Bloomberg is not popular tells me he's doing exactly what he said he would do when running for election. Contrast this with Pres Bush, who has proposed a tax cut while preparing for war, something that's never been done in US history.

Lower Manhattan needs to diversify it's economy. Overall economic downturns are multiplied on Wall St, and when that happens, there's nothing downtown to lessen the impact. In turn, all supporting businesses suffer. That's why there's very little destination retail in the financial district.
This is a one-company town.

The WTC site can't be viewed as an entity distinct from the rest of the area. Each is dependent on the other for recovery. I'm not sure I want the city to control the WTC, but I agree with Bloomberg's ideas for the rest of the area.

The person to watch in all this is Dan Doctoroff. He may see himself as the next Robert Moses (with a little PC).

ZippyTheChimp
March 14th, 2003, 09:40 AM
One important difference with site ownership:

With PA ownership, any developments have to go through a standard EIS review, but are exempt from many other
NYC review processes.