Daily Archives: February 15, 2012

New York real estate market looking up | Bedford Realtor

Empire State Realty Trust, owners of the iconic Empire State Building, filed to sell up to $1 billion of its Class A common stock, giving ordinary investors a chance to own a piece of the skyscraper that has been fought over by billionaires.

The tower, once the world’s tallest, has seen several owners over the decades and had been at the centre of a legal battle among the Malkin family, which controls the company, property tycoon Donald Trump and real estate heiress Leona Helmsley.

The Malkin family bought the property in 2002 but gained total control of the 102-storey building in 2010 after much wrangling.

In November, Malkin Holdings had said it would likely file to become a publicly traded real estate investment trust within three months. Like a slew of recent tech and Internet IPOs, the company will have two classes of stock: Class A share being sold to the public worth one vote and Class B shares with 50 votes each.

The structure gives significant control to the Malkin family.

Though the skyscraper, also known for its starring role in the movie King Kong, accounts for the largest chunk of the REIT’s revenue, the company also owns 12 office properties and six standalone retail properties, as of Sept. 30, mostly located in midtown Manhattan.

The proceeds will be used to pay existing stakeholders in the buildings who chose to receive cash in exchange for their interests, and to repay debt.

The REIT plans to list on the New York Stock Exchange under the Symbol “ESB.”

The Empire State Building held its own in the New York commercial real estate market – even when Lehman’s bankruptcy sent rents tumbling and tenants negotiated leaner terms – helped by the expensive renovations to its Art Deco structure.

Two years ago, the building’s owners embarked on a $500-million project to bring the skyscraper, completed in 1931, to modern environmental standards.

In its filing, the company said it currently plans to invest between $175 million and $215 million of additional capital through the end of 2013, to continue to renovate and reposition its properties.

On a pro forma basis, the company generated revenue of about $156.7 million from the building, for the nine months ended Sept. 30. In total, it earned $71 million, rebounding from lows during the financial crisis.

While large banks tend to be the fuel that drives New York commercial real estate rents, the REIT counts just one mega-bank, Citigroup, among its top five tenants.

The other large tenants are asset manager Legg Mason, insurer Odyssey America Reinsurance, cosmetic company Elizabeth Arden Inc. and financial data provider Thomson Reuters, the parent company of Reuters News.

In its filing with the U.S. Securities and Exchange Commission, the company said Bank of America Merrill Lynch and Goldman Sachs are underwriting the IPO.

A REIT is a real estatelinked company that can avoid paying U.S. corporate income taxes if it distributes at least 90 per cent of its taxable income to shareholders.

The amount of money a company says it plans to raise in its first IPO filing is used to calculate registration fees. The final size of the IPO can be different.

© Copyright (c) The Montreal Gazette

Problems cast shadows of doubt on solar project | Mount Kisco NY Real Estate for Sale

BLYTHE, Calif. — One of California’s showcase solar energy projects, under construction in the desert east of Los Angeles, is being threatened by a deadly outbreak of distemper among kit foxes and the discovery of a prehistoric human settlement on the work site.

The $1 billion Genesis Solar Energy Project has been expedited by state and federal regulatory agencies that are eager to demonstrate that the nation can build solar plants quickly to ease dependence on fossil fuels and curb global warming.

Instead, the project is providing a cautionary example of how the rush to harness solar power in the desert can go wrong – possibly costing taxpayers hundreds of millions of dollars and dealing an embarrassing blow to the Obama administration’s solar initiative.

Genesis had hoped to be among the first of 12 approved solar farms to start operating in Southern California deserts. To do so, it had to meet certain deadlines to receive federal assistance. The 250-megwatt plant, being built on federal Bureau of Land Management land 25 miles west of Blythe, is backed by an $825 million Department of Energy loan guarantee.

Native Americans, including the leaders of a nearby reservation, are trying to have Genesis delayed or even scuttled because they say the distemper outbreak and discovery of a possible Native American cremation site show that accelerated procedures approved by state and federal regulators failed to protect wildlife and irreplaceable cultural resources.

The problems threaten the entire project, said Michael O’Sullivan, senior vice president of development for Florida-based NextEra Energy Resources, one of the largest renewable energy suppliers in North America and the builder of Genesis. The project is to start producing power by 2014. If too many acres are deemed off-limits to construction, “the project could become uneconomical,” O’Sullivan said.

Plans for Genesis call for parabolic-trough solar thermal technology to create enough energy to power 187,500 homes. But last fall, as crews began installing pylons and support arms for parabolic mirrors across 1,950 acres of land leveled by earthmovers, the company ran into unexpected environmental and cultural obstacles – the kind that critics say could probably have been avoided by more rigorous research and planning.

“The issues facing Genesis underline the notion that if you do something quick and dirty, you are going to wind up with big mistakes and unintended consequences,” said Lisa Belenky, senior attorney for the Center for Biological Diversity.

Kit foxes became an issue at the site in late August, when two animals died. At the time, biologists assumed the foxes succumbed to dehydration in an area where summer temperatures soar to 118 degrees. On Oct. 5, Genesis crews discovered another fox carcass and sent it to state Fish and Game veterinarians for a necropsy.

At the time, the company was using “passive hazing” strategies approved by state and federal biologists to force kit foxes off the land before grading operations began in November. To scatter the kit foxes, workers removed sources of food and cover, sprinkled urine from coyotes – a primary fox predator – around den entrances, and used shovels and axes to excavate about 20 dens that had been unoccupied for at least three consecutive days.

By early November, only three active dens remained, but the foxes using them wouldn’t budge, raising the risk of construction delays. The California Energy Commission, which has jurisdiction over the project, scrapped the three-day timetable and said the company could destroy dens that had been vacant for 24 hours.

Five days after making that change, the results of the necropsy came back. The fox found Oct. 5 had died of the first case of distemper ever recorded among desert kit foxes. Ultimately, at least seven kit foxes died.

Deana Clifford, state wildlife veterinarian for the California Department of Fish and Game, said she isn’t certain the outbreak is connected to Genesis, “but we know that habitat disturbance causes stress, and when animals succumb to stress they become more susceptible to disease.”

State and federal biologists are now trying to prevent the disease from spreading beyond the site. To discourage displaced kit foxes from re-entering the area, electric wires have been installed along the top of waist-high fences originally intended to keep desert tortoises relocated by NextEra from trying to return to their former burrows.

Evidence of a human settlement is of even greater concern to the company. Earthmovers on Nov. 17 churned up grinding stones lying on a bed of charcoal – possible evidence of an ancient cremation site. In a subsequent meeting with Colorado River Indian Tribes, a federally recognized reservation just east of the work site, Bureau of Land Management officials described the discovery as “unprecedented,” tribal leaders said.

The remains are protected by the federal Native American Graves Protection and Repatriation Act. Work has been halted on 400 acres, or one-fifth of the project’s total area, while state and federal archaeologists conduct a detailed assessment.

The discovery did not come as a complete surprise. In 2010 testimony before the state energy commission, archaeologist David S. Whitley warned that Ford Dry Lake, at the southern end of the Genesis site, had been a gathering place for prehistoric people who cremated their dead. Based on surface evidence, at least three locations within the Genesis project area appeared “to represent lake shore village sites that have the potential to contain burials/cemeteries,” Whitley said.

To avoid the old lake shore area, NextEra reconfigured the project, moving it about two miles north.

However, the company did not follow customary methods for searching the new site for human remains. Instead of using established but costly and time-consuming procedures, NextEra opted for a new, less exacting search method developed by the state energy commission and the BLM to expedite Genesis and three other desert solar projects.

The energy commission outlined the new method in a Dec. 3, 2009, letter that included a warning: If the search found nothing, but artifacts were discovered later, during construction, the project could be suspended while an exhaustive investigation was performed.

That’s what happened. NextEra’s search involved digging more than 500 shovel test pits each up to 3 feet deep. It found nothing.

Now the Colorado River Indian Tribes reservation is demanding that NextEra halt construction until its own experts can investigate. Eldred Enas, chairman of the Colorado River Indian Tribes, said in a letter to the federal government last month that the discovery of a nestled pair of metates – stones used to grind acorns, pinion nuts and other staples – atop a bed of charcoal indicates that it was a cremation site that is “too sacred to disturb.”

Separately, a nearby group of Native Americans called La Cuna de Aztlan Sacred Sites Protection Circle is preparing a legal challenge based on the kit foxes and the possible cremation site. Cory Briggs, an attorney representing La Cuna Aztlan, said NextEra received an early warning: “This is the wrong place to build. Instead, they put their foot on the gas pedal in order to get this thing approved and deal with problems later.”

The company and regulatory agencies are studying options, which could range from avoiding locations known to contain significant Native American remains to a formal archaeological excavation.

In an interview, NextEra officials acknowledged that in a worst-case scenario, they could decide that they cannot meet the conditions of the company’s power purchase agreement with Pacific Gas & Electric Co. and close down a project that is expected to create 800 construction jobs.

If that were to happen, 80 percent of the project’s outstanding loans would be covered by the federal government, and the U.S. Bureau of Land Management would begin shopping for another renewable energy company that was interested in leasing the property. If there were no takers, the scarred land would be restored with reclamation bond funds, BLM officials said.

Looking ahead, Roger Johnson, deputy director of siting with the state energy commission, said lessons learned from the Genesis project will be included in other high-priority solar facilities.

Jeffrey Lovich, a research ecologist with the U.S. Geological Survey, said the challenges facing NextEra are messy reminders of the fact that “peer-reviewed scientific studies to help us tease out the impacts of solar energy development” on the California desert do not exist.

“So there will be very likely be additional surprises as we move forward,” Lovich said.

North Salem NY Real Estate | Why Is There so Much Political Energy Behind Solar Power?

California and other western states are among the darlings of the U.S. Energy Department’s solar power initiatives. The Obama administration said it was throwing another few million dollars into the so-called SunShot solar power initiative. Last year, Obama called for renewable energy goals that, by American standards, are pretty lofty. This year, he went a bit further, calling for an “all-of-the-above” domestic energy strategy. But with his administration in the hot seat over the bankruptcy of solar panel company Solyndra, why is there so much political energy behind solar power? Shouldn’t there be a bulk renewable energy initiative to help all parts of the alternative energy sector?

Energy Secretary Steven Chu last week said he was going to throw another $12 million behind start up programs in the solar power sector as part of his department’s so-called SunShot initiative. SunShot aims to decrease the overall costs tied to solar energy substantially by the end of the decade. This, according to the Energy Department’s logic, would make it cheaper to use solar power to generate as much as 18 percent of the total electricity generated in the United States by 2030. By that time, the much-hyped Keystone XL pipeline will have leaked a few dozen times, given the rate at which the current route is dumping that nasty crude oil all over the place.

Obama’s critics in the Republican Party aren’t too thrilled with his solar power initiatives, however. They want the White House to hand over everything but the kitchen sink in order to get to the bottom of the bankruptcy of Solyndra, which couldn’t keep afloat despite a $535 million loan guarantee. That’s half-a-billion bucks! Politics aside, that’s a lot of money. The White House, however, defended the measure by saying the renewable energy sector was getting very competitive and maybe some of Obama’s Chicago-style political muscle was just what the doctor ordered. And then it pumped more money into solar.

A sign of insanity is doing the same thing over and over again and expecting different results. What about wind? What about hydroelectric power? What about wave energy? Or algae that makes oil? In Scotland, the government there is throwing money at the smallest of things to get more renewable energy on the grid. They want to go 100-percent renewable, not just make things a bit cheaper to manufacture. Last week, U.S. lawmakers proposed a bill that, ironically, was supposed to take the politics out of the debate over the Keystone XL pipeline. This came at a time when most of the press statements coming out of the British Department of Energy and Climate Change — note the “and” — had to do with greening up the economy and, of course, launching the largest offshore wind farm in the world. All of Europe, for whatever it’s worth, is looking to actually decarbonize the economy. Yet, U.S. lawmakers are still waxing Palin-ic by chanting ‘drill, baby, drill.’

Solar power works and is set to get cheaper. Land use, however, is an issue, unless you have a nice big desert to spare. Wind is fine, assuming you’re in an area, well, that’s windy. And nobody’s too sure about either of those prospects. That leaves biofuels, algae-based solutions, tidal power, and so on. So why solar? Why no WindShot? Or WaveShot? Right now, solar is used to heat salt blocks that boil water for steam energy. Does the United States need a SteamShot? What happened to last year’s Sputnik moment? If it’s an “all-of-the above” policy, maybe it’s a shot of reality Washington needs to start, at least more than on paper, investing in all of the renewable energy resources.

Daniel Graeber is a senior journalist at the energy news site Oilprice.com. He is a writer and political analyst based in Michigan. More of his articles can be found on his Authors page at Oilprice.com

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