May 6, 2024

Time Warner Intends to Move to Planned Skyscraper at Hudson Yards

The company would move to an 80-story skyscraper to be built as part of the Hudson Yards project, at the railyards at 10th Avenue and 33rd Street, once an industrial neighborhood of warehouses, factories and tenements.

If it is approved by Time Warner’s board this month, the deal will be a coup for Related Companies, the developer of the 26-acre Hudson Yards project as well as the Time Warner Center, which combines a hotel, condominiums, luxury retail and office space at Columbus Circle.

At the same time, an investment group led by Related is expected to pay Time Warner about $1.3 billion for the company’s space at the two-tower Time Warner Center complex. Under that agreement, Time Warner would lease its space at Columbus Circle for about five years, or until the new tower was completed. Related also plans to move its office to Hudson Yards from the Time Warner Center.

Time Warner’s brokers, Douglas Harmon and Amy Spies of Eastdil Secured, have lined up a second buyer for its current space in case the company is unable to complete a final agreement with the Related group.

“They’ve found a new home,” said one executive who had been briefed on the Time Warner deal but was not authorized to discuss it, “and they found a winner for the old home.”

In the West Side deal, Time Warner would buy more than half the space in the 2.4-million-square-foot Hudson Yards tower, presumably to be renamed Time Warner Center. Time Warner, which is in the process of spinning off its magazine portfolio, Time Inc., would move its executive suite to the new tower along with its HBO, Turner Networks, CNN and Warner Brothers offices.

Executives involved in the deal were reluctant to discuss it because the final papers had not been signed. But word of the pending deal has been coursing through the real estate industry.

This year, Related started work on a 47-story office tower in Hudson Yards, at the northwest corner of 30th Street and 10th Avenue, which will be home to Coach, the luxury retailer; L’Oreal USA, the beauty products company; and SAP, the software company.

But it needed a corporate anchor for the second, larger tower to build the rest of the multiblock site on a platform over the railyard between 10th and 11th Avenues. The new complex would comprise the two office towers, a glass-walled luxury mall between them, a cultural institution, a 72-story residential building and a 60-story mixed-use tower with a hotel, office space and condominiums at the top.

Related has been willing to sell its office space at cost to lure Time Warner, one of the few corporations in the market for new space, and get the rest of the complex under way. The developer expects to make money on the retail and residential portions of the project.

Related and its partner, Oxford Property Group, are now betting that Time Warner’s move to Hudson Yards will establish the area as a new commercial district, much the way the company transformed Columbus Circle when it moved there a decade ago.

Related is currently building a residential building nearby and closing on a separate parcel at 33rd Street and 11th Avenue. It also has the rights to build over the adjacent railyard between 11th and 12th Avenues.

At the same time, Related expects that companies will leap at the chance to pay a premium for the old Time Warner office space at Columbus Circle, and presumably, the opportunity to put its own name on the high-profile complex.

But large companies have moved cautiously in the current market, making many developers squirm.

Jeffrey L. Bewkes, Time Warner’s chairman and chief executive, first signaled his plans in 2011 to consolidate the company’s operations in a modern, highly efficient, albeit less luxurious, tower by 2017, when many of the company’s leases expire.

Time Warner hired the brokerage firm Studley to look for a new home, touching off a frenzy among the city’s top developers, including Boston Properties, Extell Development and Brookfield Properties.

Article source: http://www.nytimes.com/2013/07/02/nyregion/time-warner-intends-to-move-to-planned-west-side-tower.html?partner=rss&emc=rss

Boom Times in Paraguay Leave Many Behind

But just a few minutes away by car one recent morning, grandmothers waded through raw sewage in the labyrinthine slum of La Chacarita, scavenging copper wire and aluminum cans to sell at scrap yards.

“Tell me about this growth,” said Cecilia Aguirre, 60, grasping a plastic bag holding her day’s takings, worth about $4. Squinting under the hot sun, she said she worked every day to feed the four grandchildren who live in her home. Asked about Paraguay’s robust economy, she added, “I’ve heard of no such thing in my lifetime.”

Indeed, Paraguay’s economic boom, fueled by bountiful harvests of export commodities like soybeans and corn, exists only in pockets. In parts of Asunción, showrooms are selling out of Porsches and Audis, and cranes are putting the finishing touches on luxury towers like the Ícono, a 37-story skyscraper of SoHo-inspired lofts.

Yet much of the country, which has long figured among South America’s poorest and most unequal nations, remains left behind. More than 30 percent of the population lives in poverty, according to the central bank, and Paraguay ranks near the bottom among South American countries in reducing poverty over the last decade, according to the United Nations.

Social spending for antipoverty projects is minimal, largely because taxation is lacking. Paraguay did not even have an income tax until this year, but even though the new across-the-board rate is low, at 10 percent, few people are expected to pay it, as exemptions and loopholes abound. The result: the economic boom may be accentuating the festering inequality in one of Latin America’s most politically unstable nations.

“Nearly all of the growth is driven by highly mechanized agriculture, which generates few jobs for the population,” said Andrew Dickson, an expert on Paraguay’s development policies at the University of Birmingham in Britain. “With a government that finances itself largely through value-added taxes and taxes on imports, you have a situation rather like a low-income African country.”

Paraguay is a landlocked nation about the size of California, sandwiched between southern Brazil and northern Argentina, with a population of 6.5 million. About 77 percent of its arable land is controlled by 1 percent of the nation’s landowners, according to the last agricultural census, and land disputes simmer in various parts of the country.

Activists claim that for decades large tracts of land were illegally distributed by corrupt officials, leaving many land titles in question. In one particularly bloody clash last June, 11 peasants and six police officers were killed at a soy estate in Curuguaty, in eastern Paraguay.

Legislators seized on that episode as a way to oust Fernando Lugo, the former Roman Catholic bishop who was elected president in 2008, ending six decades of one-party rule. Mr. Lugo had initially been expected to focus on reducing inequality, but faced obstacles in doing so.

Paraguay’s new president is one of the nation’s wealthiest men, the tobacco magnate Horacio Cartes, who was elected Sunday after promoting conservative, business-friendly policies during his campaign. He recognized poverty as an issue but has been vague about any plans for reducing it beyond trying to create more jobs through private investment.

The government’s economists remain bullish about growth, arguing that Paraguay, devastated by a 19th-century war that wiped out most of its male population and ruled throughout much of the 20th century by Gen. Alfredo Stroessner, one of the world’s longest-ruling dictators, is emerging from decades of ostracism in the global economy.

Paraguay sold $500 million of bonds in January in international markets, a rare source of financing for a nation overlooked by many foreign bankers for decades. Inflation and unemployment remain low, at less than 2 percent and less than 6 percent, respectively, and the overall poverty rate has fallen to about 32 percent in 2011 from 44 percent in 2003, said Roland Horst, a board member at the central bank.

“We do have a peasant issue now and then,” Mr. Horst said in an interview. “But there is less tension than 10 years ago.” He said the government had been trying to reduce poverty, noting that a program of giving small cash stipends to people in extreme poverty, begun in 2005, now included more than 75,000 families. Other economists, however, dispute such sunny assessments, arguing that the economy remains subject to wide swings, surging this year thanks in part to favorable weather conditions for certain crops, after contracting slightly in 2012 when farmers struggled with a drought.

They also contend that Paraguay’s social welfare programs remain meager compared with antipoverty projects in neighboring countries, which have lifted tens of millions of people out of abject living conditions. They blame Paraguay’s relatively weak state, with tax collection corresponding to only about 18 percent of gross domestic product, a figure lower than that of African nations like Congo and Chad.

“The statistics showing historically low unemployment are a farce,” said Luis Rojas Villagra, an economist at the National University, who estimates that as much as half of Paraguay’s work force is unemployed or underemployed in jobs with degrading wages and working conditions.

“How is it possible to reconcile the fact that hundreds of people survive each day by sifting through garbage in the municipal dump of Asunción while Paraguayans are also the biggest per-capita spenders in Punta del Este?” said Mr. Rojas Villagra, referring to the Uruguayan resort city where rich Paraguayans vacation alongside moneyed Argentines and Brazilians.

Such contrasts persist across Paraguay’s economy. Pockets of luxury, for instance, are expanding near Ciudad del Este, the city on the Brazilian border renowned as a smuggler’s haven.

One development, the Paraná Country Club, includes mansions selling for more than $3 million, largely to soybean growers or business executives from Brazil who have opened factories in Paraguay, a migration of manufacturing that is starting to resemble that of companies from the United States opening factories in low-wage Mexican border cities.

“2013 is starting to look like an amazing year,” said Thelma Amaral, an architect who designs homes near Ciudad del Este.

But elsewhere, including the soybean regions at the root of the growth, examples abound of disparities and disputes, largely over land. A small leftist rebel group, the Paraguayan People’s Army, has been picking off security forces in remote areas. Last weekend, the group killed at least one police officer and wounded several others.

In December, gunmen shot dead Vidal Vega, a leader of the peasant movement involved in the deadly clash at Curuguaty. He had been expected to be a witness at the criminal trial intended to shed light on the massacre. The inquiry into his killing, as in similar cases of peasant leaders killed in Paraguay in recent years, has turned up few leads.

Article source: http://www.nytimes.com/2013/04/25/world/americas/boom-times-in-paraguay-leave-many-behind.html?partner=rss&emc=rss