Why 2 World Trade Center is Not Built

The World Trade Center site has come a long way since its brutal attack on September 11, 2001. All newly completed towers are at least 90% leased. One World Observatory and the 9/11 Memorial and Museum receive many visitors daily, and hundreds of thousands of commuters use the Transportation Hub daily.

Yet, despite the new Performing Arts Center opening in September 2023, the World Trade Center site is still incomplete. Both 2 World Trade Center and 5 World Trade Center still need to be fully built.

I often visit the World Trade Center site when I use the PATH station to get to/from New Jersey. While the complex does look great, I keep noticing that the Vesey Street PATH entrance structure is filled with art murals and even has an outdoor bar.

No, that is not the final setup. Instead, it is supposed to be where Two World Trade Center is, the planned second-tallest tower for the entire complex.

While a plan to build 5WTC is moving forward, 2WTC is still on hold. In this article, I will discuss why the new Two World Trade Center has yet to be built and explore the financial and political hurdles 2WTC has faced.

About 2 World Trade Center

The new Two World Trade Center in New York City is supposed to be a striking and iconic addition to the Lower Manhattan skyline. It is a part of Daniel Libeskind’s World Trade Center master plan, designed to revitalize the area after the devastating 9/11 attacks. Norman Foster’s original architectural idea for the tower was chosen from a competition of proposals.

However, the construction of 2 World Trade Center has been plagued by controversy and delays. The Port Authority of New York and New Jersey owns the site, and Silverstein Properties, which leases it, have disputed and struggled over the costs and responsibility of building the tower.

At the same time, 2WTC is the only tower on the site that has yet to find commercial tenants. As a result, this building is still on hold, causing a noticeable dent in the new area.

WTC Master Plan by Daniel Libeskind

The idea and concept for the new 2WTC are part of an overall approved master plan for the World Trade Center site. Polish-American architect Daniel Libeskind came up with the master plan used for the site.

In 2002, his master plan won a design competition by the Lower Manhattan Development Corporation. They are a joint New York City-State entity tasked with planning and coordinating all rebuilding and revitalization efforts of Lower Manhattan south of Houston Street.

Daniel Libeskind’s master plan for the World Trade Center site included many ideas and goals, such as:

• Restoring the original street layout that was first cleared for the site. The planned restored streets include:
  • Greenwich Street
  • Fulton Street
  • Dey Street (partially)
  • Cortlandt Street (now Cortlandt Way)
• An area dedicated to a memorial for the victims of the September 11th terrorist attack.
  • Includes a portion of the slurry wall that keeps the Hudson River from flooding the WTC complex to remain visible and exposed.
• A 1,776-foot tall freedom tower directly north of the memorial that symbolizes the year of America’s independence.
• Four more commercial towers around the memorial site.
  • Each takes up its own block with the reintegrated streetscape.
  • Their heights are slightly less than the preceding building.
• Wedge of light concept
  • The ability of the glass facades of the new buildings to reflect light into the plaza every September 11th at two specific times:
    • 8:46 a.m., when the first plane hit the North Tower.
    • 10:28 a.m., when the North Tower collapsed.

Unfortunately, Daniel Libeskind did not become the official architect for the entire site. Politics, bureaucracy, and too many people with opinions plagued the efforts to rebuild the site. Only the site layout and building concepts remained. Other architects were hired to design each new building.

Architect Norman Foster 2006 Design

In 2006, it was revealed that British architect Norman Foster and his firm Foster & Partners were hired to design the new 2 World Trade Center. His vision included a 78-story and 1,254 feet tall office tower with:

• 143,000 total square feet of retail space as part of the Westfield World Trade Center mall.
  • 93,000 square feet of the retail space being at or above street level.
• 60 floors of office space totaling 2.3 million square feet
• Four trading floors for ideal financial tenants.
• 65-foot high lobby.
• A body comprising four blocks containing light-filled, column-free office floors rising to the 59th floor. The building will then slope toward the memorial as it continues to rise to the final 1,254 planned height.
  • Upper-sloped floors would provide multi-height function rooms with views of the memorial, Hudson and East Rivers, and the rest of New York City.
  • The downward-sloped roof will bring all four blocks together to feature four diamonds in one, pointing towards the memorial.

In a press release, here’s how architect Lord Norman Foster described his original vision for 2 WTC:

“We are pleased to unveil our design for Tower Two on the site of the World Trade Center, a building that symbolizes the renaissance of New York on the skyline while also re-establishing and reviving Greenwich Street at ground level. The crystalline top of the tower respects the master plan and bows down to the Memorial Park, commemorating the tragic events that unfolded here. But it is also a powerful symbol of hope for the future. The dramatic height of the tower celebrates the spirit that has historically driven Manhattan to build tall, and the diamond-shaped top will be a crowning landmark on the city’s skyline.”

Building Responsibility: Port Authority vs. Silverstein Properties

Building 2 WTC and the overall World Trade Center site would be challenging. Getting the projects underway took time due to constant infighting over whether to rebuild at all, what to build, and who was responsible for building.

The Port Authority of New York & New Jersey and Silverstein Properties were central to these initial issues. A bi-state government agency and a private real estate company both owned and operated the World Trade Center site, so they were responsible for rebuilding it after 9/11.

Port Authority of New York and New Jersey

The Port Authority of New York and New Jersey (PANYNJ), founded in 1921 after approval by Congress, is an interstate agency between the New York City and North New Jersey metro area. It owns and operates all major shipping ports, airports, bridges, and tunnels within the region and aims to improve regional trade, commerce, and transportation.

The Port Authority also owned the World Trade Center site, a controversial idea proposed in the 1960s. The site’s concept, as known before 9/11 and as a basis for the new site, stems from:

1. The Port Authority’s 1962 assumed control of the Hudson and Manhattan Railroad to form the Port Authority Trans-Hudson (PATH) Corporation. This allowed the construction of the WTC on the west side of Lower Manhattan to include a PATH transit hub for New Jersey commuters into the city.
2. The Port Authority’s desire to enter into the private real estate market to generate more revenue.
3. The ability to avoid local zoning laws to build structures taller than the Empire State Building, the tallest building in the world at the time.

Controversy

The idea for the site was met with tons of controversy. Regular New Yorkers and private firms were not fond of, among other reasons:

• The idea of private office space being subsidized with public money.
• The iconic Empire State Building losing its ‘world’s tallest building’ status.

Despite these concerns, construction on the World Trade Center site began in 1968 and ended in 1973. However, PANYNJ would not become profitable until the 1980s.

To make matters worse, the Port Authority was found negligent in a lawsuit against the survivors of the February 1993 attack on the site. They were accused of not making the necessary security upgrades that could have prevented the attack.

To piggyback on the profitability issue, I want to mention that the new World Trade Center site is not profitable so far. Part of the reason is that it still needs to be finished. However, the currently completed buildings on the site generate less revenue than anticipated.

Silverstein Properties

In April 2001, the PANYNJ reached two agreements to lease the World Trade Center site:

1. Silverstein Properties: a prominent New York City real estate developer.
2. Westfield Corporation: an international shopping center operator.

While Westfield America’s lease only involved operating the underground retail space, Silverstein Properties’ lease involved operating the entire site. Both leases had a 99-year term worth an estimated $3.2 billion.

The Port Authority says that doing this would free up their resources to focus on improving the region’s transportation network. However, it is clear that the Port Authority leased out the World Trade Center site for three actual reasons:

1. Find a way to make consistent revenue.
2. Increase the amount of office, retail, and other commercial tenants at the site.
3. Relieve themselves from as much operating responsibility as possible.

Lucky for them, Larry Silverstein, owner of Silverstein Properties, was eager to add the WTC site to his portfolio. In many interviews, he’s alluded to his personal passion for the site and always wanted to be a part of it. His company already owns and operates 7WTC to the north. However, his goal was set on the entire complex.

Despite the deal almost falling apart, Larry and his team persevered. They proved to the Port Authority that they could afford to take over the site to ensure it thrives. Unfortunately, he did not have enough time to prove that, as the worst attack to hit the site and the country was only five months away from occurring.

Additional Key Players

One of the initial hurdles in starting the new World Trade Center project was too many people, entities, and groups involved. Everyone had their own idea of what should be done with the site and wanted to ensure their voices were heard.

For example, people like the mayor at the time, Rudy Giuliani, in addition to many survivors of 9/11, plus victims’ families, did not want new buildings at the site at all. Instead, they just wanted it to be a memorial, and that’s it.

However, Larry Silverstein wanted a newly constructed site with leasable buildings. Not just because he had a personal passion for the site but because he and Westfield signed 99-year leases five months before the attacks. These leases were not yet finalized on 9/11, and no contingencies were set for potential situations like what occurred on that tragic day.

To add fuel to the fire, many New Yorkers, who agreed with Silverstein to rebuild the site with new buildings, wanted the twin towers rebuilt. However, other people, including Silverstein, wanted to use the opportunity to create a new modern site with different-style buildings.

Remember that the Port Authority still had an active train station at the site that needed to be in operation, no matter what.

Compromise Master Plan

The creation of the Lower Manhattan Development Corporation by former New York Governor George E. Pataki and Daniel Libeskind’s winning master plan was all part of a compromise.

First, it addressed a common theme among all parties: a memorial should be located at the site, specifically within the footprints of the original Twin Towers.

Next, it satisfied Silverstein’s concerns for new commercial space so that he and Westfield could fulfill their lease obligations.

Finally, the Port Authority could continue to operate the site as a train station and commercial center.

Port Authority vs. Silverstein

Now that a master plan for the new World Trade Center site was finalized, the last major hurdle was who would pay for it. The master plan alone, not factoring in the cost of each building’s final design, already looked like a multi-billion dollar undertaking. This was money that neither the Port Authority nor Silverstein Properties had or were willing to pay for on their own.

Thus, the showdown begins!

The Port Authority felt that Silverstein Properties should foot most of the costs since they operated the site. At the same time, Silverstein built 7WTC on their own, so they should build the rest of the site. However, while Silverstein was more than willing to get the site built ASAP, he didn’t think his firm should cover the majority of the cost because the Port Authority still owned the site.

This infighting and negotiation over who should pay for the site’s construction would go on for months. The impacts of the Great Recession of 2008 only made this worse. At one point, the idea of scrapping 2WTC, 3WTC, and 5WTC altogether was floated.

Building Compromise

However, eventually, all parties involved in the negotiations settled their differences. Throughout construction, the following plans have been in effect:

• The Port Authority would build 1WTC, 5WTC, the Oculus Transportation Hub, the Vehicle Security Center, and the 9/11 Memorial and Museum.
• Silverstein Properties would build and manage 2WTC, 3WTC, and 4WTC in exchange for Liberty Bonds to help cover as much of the construction costs as possible. Bonds needed for 2WTC and 3WTC are contingent upon Silverstein finding an anchor tenant for each building.
• The Port Authority would help build the basement floors of all buildings along Greenwich Street and only the portion of the first floor of 2WTC that houses the entrances and mechanical equipment to the Transit Hub.
• The Port Authority would also help build the first seven floors of 3WTC. If Silverstein Properties finds an anchor tenant before the currently agreed-upon work is complete, additional funding will be provided to help continue and complete construction.
• When 1WTC is complete, all leasing and other operating obligations will be transferred to the Durst Organization, a prominent NYC property management company. Westfield will manage the retail spaces within all buildings.
• The Port Authority will be 4WTC’s anchor tenant, and the City and State of New York will also lease office space there.

2WTC Construction Timeline

Construction of 2 World Trade Center technically started in 2008. During this time, the ground for this building, along with the future neighboring Transit Hub, 3WTC, and 4WTC, was finally dug up to form the “East Bathtub” and make way for the foundations and basement levels of all four buildings along the planned restored Greenwich Street. However, all of the infighting and negotiations mentioned earlier quickly halted construction.

Construction on 2WTC finally restarted in 2010. The foundations were laid, and steel beams and the inner concrete floor for the basement floors were being built.

Also during this time, the Transit Hub and 3WTC finally began construction. 4WTC’s basement floors were already structurally complete, and the building of the rest of the tower above grade was well underway.

Entire World Trade Center Site Under Construction

Overall, 2010 was a critical year because it was the only time when the entire World Trade Center site was under construction at once. Almost every new building planned either had its foundations poured, basement levels built, or steel beams ascended toward the sky.

The Performing Arts Center and 5WTC were the only projects that had not yet begun construction. The delay in starting the Performing Arts Center was due to the need to demolish the temporary PATH station and construct exit ramps for the underground Vehicle Security Center. However, the temporary PATH station would not be demolished until the new PATH station was fully built and accessible to the public.

Finally, 5WTC could not begin construction until the former Deutsche Bank building, badly damaged from 9/11, was demolished first.

2WTC Construction Stops Again

Either way, from 2010 until 2012, the entire site was finally under construction. However, by 2012, that site-wide construction momentum would unfortunately end when 2WTC had to stop again.

Lack of Adequate Funding

Lack of adequate funding has always been an issue for not just 2WTC but the entire World Trade Center site. Larry Silverstein tried negotiating for more money from the Port Authority, but they would not commit to financing more towers.

Silverstein also tried to file more insurance claims, obtain more bonds, and even sue more firms with either direct or indirect ties to the events of 9/11. However, none of these efforts were successful enough to cover the costs of building 2WTC, 3WTC, and 4WTC altogether.

Finally, in the aftermath of the 2008 recession, it was (and in many cases still is) too risky for banks to finance commercial buildings. There must be proof that the risk will be swiftly returned. Unfortunately, Silverstein could not prove a return in a timely manner for lenders to fund the tower.

No Anchor Tenant

For Silverstein to obtain financing to build 2WTC and 3WTC, he has to find an anchor tenant. An anchor tenant is a large and often well-known business occupying significant space in a commercial building. They are often the first tenant to sign a lease, usually at a discounted rate, and are crucial to the property’s short- and long-term success. Not only would they help prove to lenders that the property is in demand, but they would also help attract more tenants.

Unfortunately, Silverstein has been unable to find an anchor tenant to occupy a large enough portion of 2WTC to secure funding to build the tower. Despite his “if you build it, they will come” mindset, it was not enough to convince lenders to provide him the funding needed to continue building the tower beyond its basement floors.

Potential tenants have entered and left the negotiation table, one of which I will go into more detail in a few. However, there has not been a commercial tenant willing to seriously consider the tower because of:

1. The continued phobia of the World Trade Center site post 9/11
2. The risk associated with commercial real estate increases as more operations and jobs move overseas or are replaced online.
3. Increase in rents in New York City
4. Increase in competition from other commercial properties throughout Manhattan, either completed, underway or proposed, such as:
   1. Hudson Yards (completed)
   2. Manhattan West (completed)
   3. One Vanderbilt (completed)
   4. Midtown East zoning changes to accommodate more modern office buildings (ongoing).

No 3WTC-Like Construction Deal

As mentioned earlier, Larry Silverstein has maintained a mindset of “if you build it, they will come” throughout this entire ordeal of building 2WTC. However, this mindset would not work for 2WTC, as it did for 3WTC, which got a much better construction deal. Also mentioned earlier, Silverstein worked out an agreement with the Port Authority to help build the first seven stories of 3WTC.

While the first five stories were critical for the neighboring Transit Hub, the additional two floors included were two of the four planned trading floors. Building these floors was crucial for marketing to potential anchor tenants.

If no anchor tenant is found, 3WTC will remain a seven-story stump, just two stories more than what the Port Authority wanted once they realized how expensive the entire new World Trade Center site would be.

GroupM as the Anchor Tenant

Building only 3WTC’s first seven floors until an anchor tenant is found worked out. As construction on these first seven floors approached the finish line—and by the finish line, I mean the glass facade around the building was almost complete—an anchor tenant was found. That anchor tenant is GroupM, a world-leading media company.

In 2013, GroupM signed a deal to lease about 516,000 square feet in 3 World Trade Center, including the first nine floors of the 80-story tower. The first four of those nine floors were initially intended to be trading floors for financial firms because they had more floor space and square footage.

However, financial firms were no longer interested in Lower Manhattan. As a result, GroupM was able and willing to take the larger trading floors for themselves, even though they are a media firm.

GroupM’s lease at 3 World Trade Center aims to consolidate its 2,400 employees from several Midtown offices into the new space upon the building’s completion. Since moving into 3WTC in 2018, GroupM’s lease has been successful for them and Silverstein Properties. It was so successful that by 2016, GroupM signed a new lease for an additional 170,000 square feet of space on four more floors.

GroupM’s lease was successful for Silverstein Properties because it was large enough to secure the financing needed to complete the construction of 3 World Trade Center. With the tower now complete, it did not take too long for the rest of it to fill up with more tenants. Now within 90% leased, 3WTC tenants include:

• Uber
• Asana
• Diageo
• McKinsey & Company
• Hudson River Trading (unfortunately, they missed out on the trading floors)
• IEX (them too)
• And more

Why Only Building a Few Floors First Worked

Unfortunately, Not Implementing this Plan for 2WTC is Why it is Still Stalled

Like 3WTC, 2 World Trade Center’s physical design was consistent throughout the entire building, except the base (again, lobby, retail, mechanical, and trading floors). Unfortunately, only a portion of the lobby was partially built.

To make matters worse, if you look at the photo, objects within the base floor plan prevent showing potential tenants the true scale of a typical office floor in a completed 2WTC. The objects in the way are:

1. The emergency staircase structures for the basement and base level floors.
2. All of the mechanical equipment occupies the space for the neighboring PATH station.

Regardless of market conditions and industry preferences, 2 World Trade Center cannot find a tenant because there is nothing to physically show potential tenants. The way the structure is currently built is not marketable. Also, considering it has been several years and counting without a tenant, finding one becomes even more challenging because of the tower’s bad reputation.

What makes this worse is that towers 3 and 4 filled up fairly quickly. Both towers achieved 90 percent occupancy faster than One World Trade Center, managed by the Durst Organization. Silverstein hoped this leasing momentum would pass on to 2WTC despite barely being built past the lobby. Unfortunately, it just is not.

Attempts to Restart Construction

Silverstein Properties kept trying to find an anchor tenant while pursuing other ways to obtain financing for 2 World Trade Center, with or without a tenant. He’s tried filing many lawsuits to recoup money for damages from the 9/11 attacks.

When a potential tenant finally came to the table and appeared serious, Silverstein even hired a new architect for the tower to accommodate this ONE potential tenant’s needs. However, NONE of these efforts worked. His litigation efforts were not enough to secure financing for 2WTC without a tenant. Also, despite getting the entire building redesigned, the one potential tenant he had still backed out of a deal.

Insurance Lawsuits

The events of 9/11 and the impacts of the aftermath sparked an avalanche of lawsuits and settlements. Larry Silverstein was involved in some of those lawsuits, specifically the ones that would result in large payouts, because he had three skyscrapers to build that were pivotal to the redevelopment of the entire World Trade Center site.

His first legal victory came in December 2004, when a New York jury agreed with his argument that his firm should be compensated for the destruction of the Twin Towers as two separate events. Nine insurance firms were involved in the lawsuit and owed him the maximum payout of $1.1 billion for each tower.

However, additional insurance firms were involved that could treat the entire attack as a single occurrence. Either way, Silverstein, in addition to the Port Authority, won big, yet it still was not enough to build the entire World Trade Center site.

By 2007, seven insurers involved in the lawsuits agreed to pay an additional $2 billion to Silverstein Properties and the Port Authority. This settlement resolved all outstanding claims from the 9/11 attacks. Therefore, all litigation attempts with insurance companies were done. Silverstein would have to find other firms to sue for more money to rebuild the World Trade Center.

When construction for 2WTC wrapped up in 2012, Silverstein was pressured to find alternative methods to finance the tower if he could not find an anchor tenant as soon as possible. His last lawsuit attempt was against the major airlines whose planes were used in the attacks. However, the courts rejected those attempts.

21st Century Fox and News Corp

In 2015, three years after construction halted, 2 World Trade Center began to show signs of life. It was announced that 21st Century Fox and News Corp expressed interest in moving into the building.

Separate media companies controlled by Rupert Murdoch signed letters of intent to lease about 1.3 million square feet of space. However, some caveats with this deal had to be addressed.

To finalize this deal, the building must accommodate Fox and News Corp’s specific needs, including studios, newsrooms, and open floor plans with higher ceiling heights.

Unfortunately, the current architectural plans could not fully accommodate these specific physical needs. Maybe the four trading floors, but not the rest of the structure, which would account for most of the 1.3 million square feet.

2015 Redesign

The original 2 World Trade Center design was already underway and primarily intended to serve financial tenants. However, Silverstein grew desperate to complete this tower, whatever it took. So, despite the foundation and basement levels for the original design already being completed, he was willing to redesign the building to meet Murdoch’s needs.

The Fox and News Corp. announcement to potentially move into 2WTC also included the news that Danish architect Bjarke Ingels and his firm will redesign the building. The most striking feature of his design was the tower’s unique sloping profile, which would have set it apart from all other buildings in the area. The tower was envisioned as a series of seven stacked, tapering boxes, each with a lushly landscaped terrace.

In addition to its striking profile, Ingels’ design included a large public plaza at the tower’s base. The plaza would have served as a gathering space for visitors and locals. It was designed to be vibrant and welcoming, with room for public events and performances.

The 1,340-foot-high building would have offered 2.8 million square feet of office space. However, it was met with controversy, from public backlash to added building complexity and costs.

Public Backlash

When Ingels’ 2 World Trade Center redesign was unveiled, the public gave it mixed reviews. Most were negative, with people not understanding the new design’s idea, concept, or look.

People were uncomfortable with the idea of sloping stacked boxes. Many architecture enthusiasts also thought the tower would be an eyesore, especially from specific vantage points throughout the city, such as Brooklyn.

Another point worth noting is the general public has (without truly realizing it) adopted the original diamond slope design by Norman Foster. Even from my own observations over the years, Foster’s 2WTC design has been featured in:

• Various NYC subway marketing signage
• Movies such as:
  • Babylon A.D.
  • Eden of the East
  • Madagascar 3: Europe’s Most Wanted (well, kind of)
  • Oblivion

To drive my point home, the general public had already expected Foster’s design for 2WTC, to the point where it was being referenced in pop culture ahead of its potential completion. However, when it was announced that the building had been redesigned, the reception was not as warm as developers expected. Even Larry Silverstein was skeptical about the design but went along with it anyway so the building could finally be completed.

The original 2006 design for 2 World Trade Center featured in the movie Oblivion. Released in 2013, Oblivion takes place in 2017. (Photo by NeptunianBuilder on SkyscraperCity)

Norman Foster’s original 2006 design for the new 2 World Trade Center slightly featured in the animated movie Madagascar 3: Europe’s Most Wanted. (Photo by NeptunianBuilder on SkyscraperCity)

A scene from the animated movie Eden of the East that features the original 2006 design for the new 2 World Trade Center building in Lower Manhattan, New York. (Photo by xing lin on SkyscraperCity)

A close-up of 2 World Trade Center’s original 2006 design being featured in the film Babylon A.D. Starring Vin Diesel, Babylon A.D. was released in 2008. (Photo by The_Dutchman on YIMBY Forums)

2 World Trade Center’s original 2006 design featured in the firm Babylon A.D. Starring Vin Diesel, Babylon A.D. was released in 2008. (Photo by The_Dutchman on YIMBY Forums)

A scene from the animated movie Eden of the East that features a close-up focus of the original 2006 design for the new 2 World Trade Center building in Lower Manhattan. (Photo by xing lin on SkyscraperCity)

The original 2006 design for the new 2 World Trade Center was featured in the film Iron Sky. Released in 2012, Iron Sky takes place in 2018. (Photo by NeptunianBuilder on SkyscraperCity)

A screenshot of a past Wikipedia edit that lists some of the movies that the original 2006 design of 2 World Trade Center was featured in. (Photo by NeptunianBuilder on SkyscraperCity)

Build Complexity and Cost

Another reason Ingels’ redesign for 2WTC was met with hesitancy and poor reception was the complexity of the building and the costs involved. As mentioned earlier, the foundation and basement levels for Foster’s 2006 design have already been built. At the same time, they are currently operational to support the neighboring PATH transit hall, and the retail tenants are already operating in their spaces.

Ingels’ design does not take into account what is already built. For it to be built, the current foundations and basement levels must be altered to support it. This would cost more money, and many questioned whether or not it should be spent. This added complexity would have ballooned the price tag of the tower to $4 billion, beating One WTC’s cost of $3.8 billion.

Remember that One WTC’s price tag earned the building a “World’s Most Expensive Office Building” status. However, understand that One WTC’s price tag was so high because of the enhanced structure, fire, and security features implemented in its design and construction. On the other hand, Two WTC’s ballooned price tag was really to cater to one potential tenant.

Other WTC Redesigns

2WTC was not the only building on the new World Trade Center site that underwent a design change before or during construction. However, it did go through the most and worst design changes. This upset me because the original design was the best out of all the planned towers for the new site.

For example, the spire and base designs of 1WTC were changed. Also, 3WTC experienced a minor height reduction, the loss of its originally planned four steel spires, and steel cross bracings along the building’s east—and west-facing sides.

One World Trade Center’s original base design. (Photo by qubdesign via MATT CHABAN from Commercial Observer)

One World Trade Center’s final square base at night. Features my fraternity, Alpha Phi Alpha, on our 117th Founder’s Day on December 4th, 2023.

One World Trade Center spire design change comparison. (Photo by the Wall Street Journal via NYguy on SkyscraperPage Forum)

A rendering of the original design for 3 World Trade Center that features a central steel cross-bracing and four steel spires. (Photo by Rogers Stirk Harbour + Partners’ via Designing Buildings)

The completed 3 World Trade Center on May 2023 shows the removal of the middle cross bracing and four steel spires. (Photo by Benoît Prieur, CC0, via Wikimedia Commons)

Murdoch Withdraws

On January 16, 2016, it was reported that Murdoch had withdrawn from the deal to move 21st Century Fox and News Corp. into 2 WTC. The two media companies chose to remain at their current locations in Midtown Manhattan. No specific details emerged on how the deal fell through or what led Murdoch to keep his media companies where they were.

Honestly, this decision was the best. First, Fox and News Corp, as media entities with a declining reputation over the years, would not have made them suitable tenants for the site. Second, Bjarke Ingels’s design was left with Murdoch. However, we will talk more about this in the next section. Just know that his stacked boxes with landscaped terraces idea were recycled, altered, and used for The Spiral at Hudson Yards in Midtown.

Current Status of 2WTC (As of February 26, 2025)

As of February 26, 2025, 2 World Trade Center is still not built. Only portions of the first floor and the four basement levels are built and in operation. No potential anchor tenants have been announced to lease a large amount of space.
The impacts of COVID-19 on commercial real estate have made leasing 2 WTC even more difficult. As a result, the only updates available for 2WTC are that Norman Foster has been re-hired as the architect, and another redesign has leaked.

Norman Foster Rehired as Architect

When the potential tenant deals with Murdoch’s Fox and News Corp. fell through, so did Ingels’ redesign. At first, Silverstein considered both Foster’s and Ingels’ designs, leaving the final design decision to whatever potential anchor tenant he found.

However, eventually, he announced that he would try to build 2 WTC “on spec” or without an anchor tenant because of the strong leasing activity at the other WTC towers. To me, when I read “on spec,” I assume it means as already planned. Since Foster’s design’s foundation and basement levels are already built, “on spec” means that his design would move forward for the rest of the building, right?

Well, not necessarily. In January 2020, Silverstein announced he was working with Foster to update the original design to accommodate office tenants’ changing needs. I will talk about that design change later, but first, I have to discuss 2020 for obvious reasons.

COVID-19 Impacts

The COVID-19 pandemic has significantly impacted the commercial real estate industry in New York City, particularly in the signing of new leases. Due to the pandemic, many businesses have had to close their doors or reduce their workforce, which has decreased demand for office space. As a result, landlords, including Silverstein, are finding it increasingly difficult to sign new leases.

Moreover, many companies are opting for remote work, which has reduced the need for office space. The pandemic has also accelerated the trend towards flexible work arrangements, such as co-working spaces, which provide a more cost-effective solution for businesses.

In addition, the pandemic has caused a lot of uncertainty in the market and for 2 WTC. Due to uncertainty about the future, many businesses hesitate to commit to long-term leases. For Silverstein to attract new tenants to 2WTC while keeping his current tenants at the other WTC towers, he had to become more flexible in their leasing terms, offering shorter and more favorable lease agreements.

Overall, the COVID-19 pandemic has significantly impacted the commercial real estate industry in New York City, particularly in the signing of new leases. While the industry is slowly recovering, it will likely take some time before things return to pre-pandemic levels. This will increase the chances for a potential anchor tenant for 2 WTC.

2022 Redesign

Despite leaks of one version, almost official (I think) renderings of Norman Foster’s redesign for 2 World Trade Center were unveiled at the start of 2022. As you can see, the diamond crown design was not retained. In fact, most of Ingels’ design concepts have been kept.

The main difference worth noting is Foster’s redesign, which at least accommodates the foundations and basement levels of his original design, which has already been completed.

• Multiple landscaped setbacks and terraces.
• Four offset roof parapets (instead of sloped diamonds) as green roofs.
• Building slopes against the 9/11 memorial instead of toward it.
• The ground floor footprint will remain unchanged from the original design.
• Gray monolithic strips throughout the facade are similar to neighboring 3WTC.

This redesign was finally confirmed on September 16, 2024, by Michael Young and Matt Pruznick from New York Yimby. They were invited to visit the World Trade Center site, where updated models of the completed site were displayed at Silverstein Properties headquarters. The model site display showed the confirmed new renderings for 2WTC and 5WTC.

American Express A Potential Tenant

On September 5, 2024, the Real Deal reported that American Express is in exclusive negotiations to either:

1. Lease a large amount of space at the new 2 World Trade Center, even help build it, or
2. Remain at their current location across the street at Brookfield Properties (formerly called the World Financial Center).

This article was published in September 2024, indicating that a decision could come as soon as that month. However, as of February 26, 2025, a final decision has not been announced yet.

American Express is not in a rush to move out of its current location and has an option on the table to stay put and renovate it. We can only hope they decide to move across the street into a brand new space, which they have priority in determining its final look and impact on the site and surrounding neighborhood.

Final Thoughts

To conclude this article, I want to express my disappointment that the new Two World Trade Center has not been completed after all these years.

Now, I do not have any personal connections to the September 11 attacks. I did not lose any family or friends in the attack. However, one, I still sympathize with the victims’ families, and two, I do have a personal passion for New York City, real estate, and real estate development.

The rebuilding of the World Trade Center site was the very first significant construction project I kept myself updated on throughout my teenage years. It is part of what inspired me to want to get into real estate and development, aside from modeling and content creation. It is also how I was able to go in-depth in this article.

However, I am disappointed in the fact that I low-key went all through high school, even college and beyond, watching a significant construction project take forever to build and still not be deemed complete. This is embarrassing because aside from the outcomes of the two wars 9/11 got our country into, this does show our adversaries that we are incapable of rebuilding and fully recovering from what was unfairly destroyed and taken away from us. They care more about destroying America’s economic power, which the World Trade Center symbolized.

I genuinely wish all parties involved with rebuilding had kept this in mind before letting this project drag on. They can say they have not, but if that were true, this site, including 2WTC, would’ve been completed by 2021 at the latest.

Vision Gone Too Far and Executed Too Poorly

The vision for the new World Trade Center site has gone too far and executed too poorly. I do not blame Daniel Libeskind’s master plan, either. If you scroll back up to his master plan, you will see that he didn’t even call for a site with at least four 900+ feet supertall skyscrapers, only one.

The original WTC site only had two, the Twin Towers, out of six buildings. Libeskind wanted at least four towers to help replenish the office space lost in the attacks. Still, for obvious reasons, only one had to be a supertall skyscraper that would define the skyline.

There were just too many people involved with this rebuilding process with their own ideas and the authority to push them to the forefront. As a result, Libeskind lost his standing on his own idea.

The final outcome took forever to solidify because everyone involved in pushing Libeskind to the side (intentionally and unintentionally) just had to get their way somehow. Worst of all, amid all the (unnecessary, in most cases) debating, people were only bothered to consider costs after a final design plan was agreed upon, and it was time to start construction and determine who was paying for what.

It’s just an embarrassing mess, to be honest.

By the way, I understand the reasons, but 1WTC still should not have cost $3.8 billion. Also, there is absolutely no excuse why the transit hub’s cost ballooned past $4 billion.

Build the Original 2WTC Diamond Design

I genuinely think Silverstein Properties should build the original diamond design for 2WTC for the following reasons:

1. It will prevent the need for major structural alterations to the foundation and basement levels already built and in operation.
2. The general public, including myself, likes that design and has already accepted it into popular culture. Anyone who says the design is outdated because it was unveiled in 2006 is just showing their inner architecture nerd and is irrelevant. The general public doesn’t care about whether a building’s design is “outdated ” unless it is from the ’60s and ‘70s. The fact that 2WTC is primarily a glass structure makes it timeless, no matter how its steel structure shapes it to look when complete.

The only aspect of the original 2 World Trade Center design that is actually “outdated” is its configuration to primarily serve financial tenants. However, updating the building to accommodate media and other industries while keeping the original diamond design does not seem as hard as the developers involved try to make it out to be. The building is not built past the first floor (barely), so how is it not possible?

If accommodating more types of tenants means increasing the ceiling height for each floor or finding ways to fit some terraces, the developers should explore those options now. If a random skyscraper forum contributor can do it (see photo), Foster or Silverstein have no excuse not to do so. Seriously, I thank Skcr from SkyscraperCity for taking the time to create this, as it is a good idea.

Conclusion – Get it Done Already

As mentioned, can we get the World Trade Center site done with construction once and for all? Seriously! It’s already bad enough that it’s looking less likely that 2WTC will be done by the 25th anniversary of 9/11. However, let’s not wait until the 30th or god-forbid 50th anniversary to see a completed site finally.

Besides, with all due respect to Larry Silverstein, the man is getting older. It is a blessing that he is still alive and in good health. I hope and pray I live as long as he does and remain in good health so that I can be actively involved in the projects of my future empire.

Seriously, he and the company he built inspire me and my goals. I hope and pray he lives long enough to see and experience a completed World Trade Center site. From the bottom of my heart, I do.

For the sake of the victims of 9/11, their families, the City of New York, the United States of America, and the world, PLEASE, just get 2 World Trade Center (as close to initially designed as possible) and the entire WTC site done and over with already.

Thank you so much for reading my post about 2 World Trade Center. Please feel free to leave a comment with your feedback or send me a message.