[ggmike]

I'm really interested in making my first real estate purchase, but I obviously don't have a lot of experience. My question is for any of you who live downtown, what is your monthly mortgage payment? If you dont mind of course, I think this would help me gauge whether or not im financially ready for something like this. thanks

Your mortgage payment can range a whole lot depending on how much you spend, how much your downpayment is, what your credit score is, and the type of loan you choose. Given all that, your probably looking at somewhere between $1,600 and $4,000 a month.

Don't forget to factor in HOA fees which will add anywhere from $300 to $700 a month to what you have to pay each month.

[6th&12thDweller]

New pics of our 12th Floor unit...floor is finished....kitchen counter top is installed, but no faucet yet....and there are partitions in the balcony....

http://img151.imageshack.us/img151/6994/picture0411cq.th.jpg (http://img151.imageshack.us/my.php?image=picture0411cq.jpg)

[katfam]

Plus the property taxs and homeowners insurance


Your mortgage payment can range a whole lot depending on how much you spend, how much your downpayment is, what your credit score is, and the type of loan you choose. Given all that, your probably looking at somewhere between $1,600 and $4,000 a month.

Don't forget to factor in HOA fees which will add anywhere from $300 to $700 a month to what you have to pay each month.

[6th&12thDweller]

Did anyone else have problem installing washer and dryer?...we bought a GE and the wall outlets are too high for the power cord to reach we had to rip out the 4 ft. power cord that came with the machine and we're still on a hunt for a longer cord....not to mention the dryer vents are too high, we had to buy a spare vent extension ....though I think now the building is correcting the vent situation....

[edkao]

Did anyone else have problem installing washer and dryer?...we bought a GE and the wall outlets are too high for the power cord to reach we had to rip out the 4 ft. power cord that came with the machine and we're still on a hunt for a longer cord....not to mention the dryer vents are too high, we had to buy a spare vent extension ....though I think now the building is correcting the vent situation....

After seeing the space, I went and bought stackable Frigidaire Affinity set. They stack nicely and now I have more space for a wire rack, and place to store my 6ft ladder.

Since the dryer is on top, it is closer to the dryer vent, but I still had to streach the 6ft duct, and the 6ft electrical cord fit pretty nicely to the plug.

Ed

[edkao]

Just found out that Dish Network considers Elleven a commercial entity.

Therefore if you want HD DVR service, with the 622 box, you are out of luck. Because we have a single dish, and the signal split to all the units. We can get the standard HD receiver to watch HD Programming, just not able to record HD.

Ed

[danparker276]

For 1100, we have to go through a company, bel air communications, or something like that to get direct tv, internet and internet phone.

I'm just gonna use an HDTV card on my computer and yahoo's go tv to tivo my hdtv stuff for free. Other stuff I can download from the internet or rent dvds. I'm not going through a 3rd party to get direct tv.
More things will start to be available online like on itunes. even sports.

cable prices for getting hdtv are way to high right now. I'm paying 100 bucks a month for adelphia right now, and all i want is HD and hbo.

[teresa and melissa]

Washer and Dryer
We're having problems with that right now. We wanted to stack it on the right, but the way they had the dryer vent set up was impossible, so now we're stacking it on the left which is kind of awkward. It was also quiet a wrestling match pulling the wire rack off the wall.

Blinds
Does anyone have any tips for a cheap blinds place? I just had Budget Blinds give me a quote for $1079 for just roller shades on our one window. Seems a bit steep for a strip of fabric that just goes up and down.

[colemonkee]

I got my roller shades for $800 from Smith and Noble (tax and shipping included). That's for four windows that measure 5 x 8 feet, so your's may be a bit more if you have considerably larger window.

[teresa and melissa]

I got my roller shades for $800 from Smith and Noble (tax and shipping included). That's for four windows that measure 5 x 8 feet, so your's may be a bit more if you have considerably larger window.

have you installed yet? i'm not sure how we'd install it since we can't use the walls on either side for all the shades to mount.

[colemonkee]

All the Smith and Noble stuff is self-installed. Mine installed in the windows, but my windows are inset in a wall, whereas I'm assuming your windows are floor-to-ceiling. I would bet they have a way to mount them to the ceiling, depending on what the ceiling is made of. If it's drywall, drywall screws would do the trick. S&N has a pretty good support staff for answering questions before you buy, so I bet they would know how to make it work if you call them.

[luckyeight]

anyone secured a unit at EVO today? Most of the units at west side overlooking Staples were mostly reserved.....Only one penthouse unit
available out of eight. It was very confusing selecting
the unit that you want on two large screen that were interactive......
they were being reserved very quickly......

Made a deposit on one unit (my fifth choice) my other choices were
either reserved or were out of my pre-qualified amount.

Cost of the unit was at 575 a s.f. below the $600 a s.f., very happy with
that. Hoping financing on this will go through and hassle free.

[4Bviper]

Great view from the sales event:
http://img124.imagevenue.com/loc142/th_76821_DSC00033.JPG (http://img124.imagevenue.com/img.php?loc=loc142&image=76821_DSC00033.JPG)

And what it's supposed to look like when finished:
http://img105.imagevenue.com/loc77/th_76816_DSC00035.JPG (http://img105.imagevenue.com/img.php?loc=loc77&image=76816_DSC00035.JPG)

[ThreeHundred]

Wow..is that Fig Central?

[flangerlike]

anyone secured a unit at EVO today? Most of the units at west side overlooking Staples were mostly reserved.....Only one penthouse unit
available out of eight. It was very confusing selecting
the unit that you want on two large screen that were interactive......
they were being reserved very quickly......

Made a deposit on one unit (my fifth choice) my other choices were
either reserved or were out of my pre-qualified amount.

Cost of the unit was at 575 a s.f. below the $600 a s.f., very happy with
that. Hoping financing on this will go through and hassle free.

I was in the first group, near the top of the queue. 5/8 Penthouses, most of the North side and some of the south-facing units were "pre-sold". I guess I would have been somewhat peeved had they been in my budget. Ended up with a West facing 2/2 unit with patio on the 14th floor... best I could get for my money. Be very interested to know how the rest of the event went.

[colemonkee]

Looks like a placeholder to me. Look at LA Live, too. The hotel is the wrong design, and oriented the wrong way. I would only look at South's projects. Speaking of that, it looks like they did in fact shorten the second tower of Fig South. I actually like it better with varying heights, I just wish they went the other way.

Thanks for the pics, 4Bviper!

[luckyeight]

I was in the first group, near the top of the queue. 5/8 Penthouses, most of the North side and some of the south-facing units were "pre-sold". I guess I would have been somewhat peeved had they been in my budget. Ended up with a West facing 2/2 unit with patio on the 14th floor... best I could get for my money. Be very interested to know how the rest of the event went.


as of today they sold 230 of the 311 units. lower floors facing south are still available. great view from where your unit will be......

curious who were the buyers of those penthouses?

[luckyeight]

http://community.webshots.com/photo/257480377/1257491213056938257HBlOOd#

[flangerlike]

as of today they sold 230 of the 311 units. lower floors facing south are still available. great view from where your unit will be......

curious who were the buyers of those penthouses?

we were told "friends and family of the builders"... whatever that means.

[overture]

does anyone know exactly which unit types are still available and what floors?

[luckyeight]

does anyone know exactly which unit types are still available and what floors?


If I'm not mistaken there 3 or 4 units left between 484k to 520k at floor levels 3 thru 5 facing east (Grand Avenue) sq. footages of 700 to 900.

There are some south east/west corner units available. I would suggest
you call Matt and Eric as soon as possible. Prices are subject to change
prior to releasing it to the public.....

[logandankr]

was this weekend the VIP sales event, or the general sales event?

when the south group said Luma sold out in 7 hours, did they mean by the time they got to the "general" sales event, the remainder of the units sold that day? At this rate it doesn't sound like there's too many units left for next weekend (assuming this weekend was VIP).

another super fast sell-out would certainly be great news for south park/downtown development, show other developers that consumers aren't phased by the "cooling" of the housing market.

[overture]

is there a difference between the VIP event and general sales? I wasn't able to make it this weekend which leaves me with no choices in my unit ahhh... so there's a general selling? which means... can anyone elaborate?

[4Bviper]

I just discovered my tandem spot in Elleven is a "compact" space. Wish they had told me that there were "Standard" and "Compact" spaces the day I chose my spot. Was anyone else notified of this?

Unfortunately, my spot is inbetween a wall and a pole so one of my cars can't phsyically fit in the spot and my other car bareley fits and I have to strain to get the door open and out of the car. Whoever designed the parking layout either forgot that people not only have to park their cars, but open the doors to get out as well, or thought that since Elleven is a "green" building that we allwould all be driving tiny electric cars.

Anyone else having problems with their parking spot?

[luckyeight]

http://66.102.7.104/search?q=cache:8qHTYsWECEYJ:chatterbox.typepad.com/portlandarchitecture/2006/01/portlands_condo.html+luma+evo+south+blog&hl=en&gl=us&ct=clnk&cd=15

also, unsold units on EVO from last weekend will be raised by 5%

[yeah215]

So when is fig south breaking ground?

[4Bviper]

So when is fig south breaking ground?

According to the article luckyeight posted, Fig South begins construction in May with occupancy in 2008.

[colemonkee]

Well that's obviously not happening. Hopefully they can break ground soon. The best bet would be to go into the South Group's sales center and just ask. They seem to be pretty on top of development schedules. If I have time this weekend, I'll try to drop in there. No guarantees, though.

[katfam]

Today they had the first truck load of LUMA FACADE. The very first pieces were put up today on the South West corner of LUMA. It's looking great for all you LUMONIANS (is that what you would be called?). They are pouring the 8th floor now and the pluming is installed up to the 4th floor (5th floor is prepping). The sprinklers have been installed up to the 5th floor and earlier this week all the metal framing and dry wall came and have been placed on the 4th and 5th floors.

[colemonkee]

Wow, they're really flying on this. You can see it pretty clearly from the 110 now. If I have time this weekend I'll try to get some shots of it.

[luckyeight]

Evo is sold out... Taking back up if anyone cancel out.....

[danparker276]

Wow that's pretty good. Even penthouse and large units on upper floors are sold out?

[citywatch]

Evo is sold out.
If that info can be verified.....

:dancing::banana::dancing:






Sure is a relief after running across this, which :irked: I'm hoping is totally incorrect speculation (http://la.curbed.com/archives/2006/06/spinning_axis_n.php).


I'm not buying the story regarding Standard Pacific's pulling of the Axis at Union deal. Title issues? A public company doesn't build at multi-million dollar building without making sure they have good title. The banks wouldn't let them. This smells like slow sales. They have only sold 40 units and have been marketing for some time now. I think shareholders were viewing this deal negatively. I think SP is going to flip this to a multifamily operator and try to mitigate their losses. I don't think this portends well for the downtown condo market. Granted, this is an inferior location compared to South Park or even the Artist's District.

Here's what's happening I think: buyers are snapping up the $300 - $500k price point units because of the relative value play on the rent vs. buy decision. The higher priced units are not moving because of the shallow demand at those price points. The problem is that all the new stuff being built downtown is focusing on the higher-end market and priced too high in the $600-$800 psf range. I just don't think you are going to get Westside prices for downtown units - there needs to be a relative value spread. At least until downtown gets some more amenities (retail, parks, etc.) which is five years away. I believe we're in for a correction in the downtown condo market and we're going to see more condo deals going rental. This is not all bad, as a healthier long-term downtown is one that grows organically with a good mix of product from affordable to the high end. Just my two cents.

[danparker276]

The article above makes sense. I wouldn't think that area would sell well. Areas close to Fig and Staples Center should have a higher sq value (For right now). I'd rather wait a little bit and buy a place close to Ralphs/LA Live rather than Union station.

[colemonkee]

Evo is sold out... Taking back up if anyone cancel out.....
Great news. Let's hope this means they plan to start getting Fig South interest lists together now.

[luckyeight]

11th street will be a great walkable retail street in a year or two. But it will take some time. For the people moving into Elleven and Luma, NEVER believe the stated retail timelines, not for a second. The city's inspection process of retail and food service establishments in mixed-use buildings is impossibly convoluted and disorganized. Starbucks may have deep enough pockets to simply pay off inspectors to get things done quicker, but from my experience, you can usually add anywhere from 1-3 months to a stated opening date and be fairly accurate.


till they bring back the red trolley from disney hall via grand ave to loop around pico? to figueroa - staples center and back to disney hall area.

If it all materialize.

[colemonkee]

Clarification: Phase 1 of Evo has sold out. There will be another release later on, so not all of the units in the building have been sold yet. Still, that's pretty good.

I stopped by the sales center today and the guy told me that they will be starting construction of Figueroa South in December. He said that date is pretty much locked in and that the quick sales of Phase 1 of Evo is one of the main reason why they are moving ahead with it. Price per square foot will most likely be in the $800-$1,000 range. Only the condos above the Ritz Carlton at LA Live will be higher priced.

There are pictures of Luma - including facade shots - in the Downtown LA Rundown thread in City Compilations. If you only stick to the Califorum, you need to get out a little...

[bobcat]

I stopped by the sales center today and the guy told me that they will be starting construction of Figueroa South in December. He said that date is pretty much locked in and that the quick sales of Phase 1 of Evo is one of the main reason why they are moving ahead with it. Price per square foot will most likely be in the $800-$1,000 range. Only the condos above the Ritz Carlton at LA Live will be higher priced.


I find this interesting and wonder if the reason for this pricing is due to higher construction costs or that they are aiming for an even higher income demographic.

[colemonkee]

^ I asked that same question, and the sales guy's answer was "because they can get it". He made it seem that the demand was high enough - specifically for South Group projects, I assume - that they can charge $800+ per square foot and people will happily pay it. He said Evo is averaging $700 per square foot so far, so we'll have to wait and see if Fig South can command those prices and higher.

[twelveonelleven]

Hi all,
I am also a new owner at Elleven. Since this particular forum is not very easy to find and I thought it would be really good for those residents and owners at Elleven to have their own forum to share ideas, complaints and learn how to join together to make sure that our views are respected, I have created a yahoo group for us.

I would like to invite any and all of you who are in or planning to live in Elleven to join this group and to please share this group link with anyone else who might be interested.

http://groups.yahoo.com/group/ellevensouth/

[overture]

does anyone know exactly when the second release of evo is?

[luckyeight]

Construction is scheduled to begin in December on the South Group's two 34-story luxury condominium towers known as Figueroa South. The buildings are the fourth and fifth phases of the company's residential community dubbed South, and together will create 640 condominiums. The new site is across the street from Staples Center and the future L.A. Live entertainment district. Plans include plazas, fountains and gardens. Figueroa South's east tower will rise at 624 W. 12th St., with the west building at 1200 S. Figueroa St. The doors are expected to open in 2009. The 119,000-square-foot site was purchased from Anschutz Entertainment Group, developer of L.A. Live, for $23.5 million.

[citywatch]

Clarification: Phase 1 of Evo has sold out. There will be another release later on, so not all of the units in the building have been sold yet.

:gaah:

I sometimes feel like the horse that's being led around by a carrot dangling at the end of a stick. I should have known that publicity about all 311 units of Evo selling so quickly was too good to be true. Sort of like the assumption a few days ago that Astani was going to start building his 8th & Grand proj in the next several wks.

[colemonkee]

Construction is scheduled to begin in December on the South Group's two 34-story luxury condominium towers known as Figueroa South. The buildings are the fourth and fifth phases of the company's residential community dubbed South, and together will create 640 condominiums. The new site is across the street from Staples Center and the future L.A. Live entertainment district. Plans include plazas, fountains and gardens. Figueroa South's east tower will rise at 624 W. 12th St., with the west building at 1200 S. Figueroa St. The doors are expected to open in 2009. The 119,000-square-foot site was purchased from Anschutz Entertainment Group, developer of L.A. Live, for $23.5 million.

One of the towers has been scaled down to 23 or 24 stories.

[BrighamYen]

:hell:

[LongBeachUrbanist]

One of the towers has been scaled down to 23 or 24 stories.

Source?

[colemonkee]

^ The salesman at the South sales center. I dropped by on Saturday.

[LAMetroGuy]

I never trust salesmen... they sometimes have alter motives... like creating "fake demand" like... there are only 24 floors now so you better put your deposit down quick... just being optomistic here I guess.... I want two 34 story towers dam it!!!!!!!!

[citywatch]

If a salesman is at least talking about a proj connected to the company he works for, that's one thing. However, if he's mentioning something about another devlpr's proj, as was the case with the person from SSC.com who said he'd been told by a third party (may have even been a sales rep at the South Gp's office, or maybe at the Met lofts or Reserve Lofts office?) that, yea, Astani would start work on 8th & Grand in July, that's another matter.

BTW, I've read that about 3/4 of Evo's 311 lofts have been reserved, meaning there still are at least over 70 condos left to sell.

[luckyeight]

Evo right now, expect to complete it in the spring of 2008. South received entitlement approval at South Figueroa, which is the parcel bounded by 12th, Figueroa, and Flower. That site is entitled for 648 units and expect to break ground in December. Another South project in Koreatown, Circa, expect to break ground on in October.


Kevin Ratner of Forest City in January, he said the market for Downtown L.A. is around $600 per square foot now and that he’d need almost $800 a square foot to justify building a high rise. Evo and Figueroa South—are both going to be well over 20 stories.

[luckyeight]

http://www.amaa.com/portfolio/html/detail/pop-detail.php?projtype%5B%5D=housing&PHPSESSID=7e00ad0a4501c778f158ac1256509962&key=103&PHPSESSID=7e00ad0a4501c778f158ac1256509962

[Thierry in LA]

Hi there, I'm a 34 y.o. swm seeking... Oops, wrong forum <grins>

Hello current and future South Parkians!

I moved in my Elleven unit in the middle of May.

I have some advice for anyone not yet having been through their walkthrough:

- Bring additional pairs of eyes (people) along with you.
- Be absolutely fanatical about examining every single square inch of wall, floor, paint, mirror, cabinetry, marble, tile, etc...
- Get down on all fours and look underneath stuff.
- Operate every door, drawer and appliance, making sure they feel and sound right.
- Understand that Pro Home works for the developer, is paid by the developer and therefore their allegiance is to the developer, NOT you.
- Understand that the first walkthrough is basically your only chance to report any cosmetic issue.
- Understand that once you signed the walkthrough paper, it's game over. Therefore, if you do not feel 100% satisfied with the walkthrough, if you felt rushed in anyway, if the Pro Home consultant ran out of sticky dots or pages, if he claims his other appointment is about to start and is asking you to wrap things up, do NOT sign. Instead in big letters, clearly and confidently write "WALKTHROUGH INCOMPLETE, PLEASE RESCHEDULE ASAP" then follow up with emails to WDD and Pro Home.

Thierry

[katfam]

I concure....do as Thierry in LA says as you'll wish you did if you didn't. Though the floors are just a disaster. I can't believe they ever decided to use these floors. They are like putty. I think we need to all watch this problem and stay together about it in case we have to address this to South Group (sorry South Group I love you, but you did a poor job in these bamboo floors)


Hi there, I'm a 34 y.o. swm seeking... Oops, wrong forum <grins>

Hello current and future South Parkians!

I moved in my Elleven unit in the middle of May.

I have some advice for anyone not yet having been through their walkthrough:

- Bring additional pairs of eyes (people) along with you.
- Be absolutely fanatical about examining every single square inch of wall, floor, paint, mirror, cabinetry, marble, tile, etc...
- Get down on all fours and look underneath stuff.
- Operate every door, drawer and appliance, making sure they feel and sound right.
- Understand that Pro Home works for the developer, is paid by the developer and therefore their allegiance is to the developer, NOT you.
- Understand that the first walkthrough is basically your only chance to report any cosmetic issue.
- Understand that once you signed the walkthrough paper, it's game over. Therefore, if you do not feel 100% satisfied with the walkthrough, if you felt rushed in anyway, if the Pro Home consultant ran out of sticky dots or pages, if he claims his other appointment is about to start and is asking you to wrap things up, do NOT sign. Instead in big letters, clearly and confidently write "WALKTHROUGH INCOMPLETE, PLEASE RESCHEDULE ASAP" then follow up with emails to WDD and Pro Home.

Thierry

[teresa and melissa]

great advice about the walkthrough. i totally agree on the additional sets of eyes. we brought extra eyes but our prohome guy looked like we were putting him out when we wanted extra eyes. he's done his job and has been helpful but it's pretty obvious that he's just doing his job and does not want to go out of his way to help us out or look out for our interests.

[twelveonelleven]

Ditto from here on the floors. I wish we had had other options....like maybe REAL wood floors. Don't tell anyone but I might even put some carpet down....in my bedroom....

:cheers:

[colemonkee]

I got this in my email today. Looks like they held some units in Luma out of the original release. These guys are smart. Me thinks these units will sell like hotcakes....

http://img433.imageshack.us/img433/7712/evo1983zw.jpg

[PeterJ]

I heard a RUMOR that the units available for LUMA are dropouts from the original sales events and not units that were reserved for later release.

The same RUMOR stated that there maybe quite a few dropouts, like 40. Again, take with a grain of salt because it was something i read on an internet message board.

I am noticing something about the market downtown. people seem to be more willing to put a deposit on a $700 sq/ft unit that won't be ready for 18 months than buy something for $600 sq/ft that is ready today.

[logandankr]

I wonder if these are units that were actually held from the original release or if these all fell out of contract. Back when they sold Luma there was never any mention of phases or anything - I actually remember them making a point of saying that the whole building was being released/sold out, that they weren't playing the "phase" game of other developers.

I bet a bunch of units fell out of contract, and the South Group is using the Evo interest list to sign these Luma units with Evo prices. In the past the South Group has sold units that fell through at their original listing prices...but I'm thinking not anymore - which is a good sign in terms of demand for (high-priced) housing downtown.


I got this in my email today. Looks like they held some units in Luma out of the original release. These guys are smart. Me thinks these units will sell like hotcakes....

[funhaus]

The rolling carts finally arrived today! There's an issue with one of my drawers, but it's nice to finally have a functional counter for the kitchen area.

[tessera]

Hi everybody!

I'm going to be moving into Elleven at the end of this month and since I was only allocated one parking space, does anybody know of any nearby overnight parking lots or structures? Also, how's the meter parking on the streets? Is it safe to park outside at night?

Thanks!

[teresa and melissa]

Hi everybody!

I'm going to be moving into Elleven at the end of this month and since I was only allocated one parking space, does anybody know of any nearby overnight parking lots or structures? Also, how's the meter parking on the streets? Is it safe to park outside at night?

Thanks!

We park our other car on the street and it hasn't been a problem so far. We'll see what happens during NBA season. I'd suggest avoiding parking on the east side of grand on weekend nights because some of the clubgoers can get kind of rowdy after the club.

[Thierry in LA]

The once-rolling, stationary and again now rolling kitchen island has indeed arrived. Like Funhaus, one of my drawers has issues but more importantly my island isn't levelled. There's at least a half inch difference between pairs of set of wheels.

[logandankr]

Teresa and Maelissa - you guys might be interested in this little piece of gossip posted by raymond3000 over at SSC. Maybe you'll be able to start parking your car back on grand at some point.

bye bye GrAnd Ave Club!!!!!
I heard from guy at sales center from a insider who works with the owner of the Grand Ave Club that they are gonna demolish the club in preparation for City House & Olympic so it looks like Rodmark is the real deal. Don't quote me on this is just what was told to me by my source at the sales center

[luckyeight]

:banana: :banana:
July 10, 2006 11:00 AM US Eastern Timezone
The South Group's Evo Comes Flying out of the Gate with Stunning Sales Event Numbers; 71 Percent of New Downtown Residence Reserved in One Day
LOS ANGELES--(BUSINESS WIRE)--July 10, 2006--Evo, the most stunning of The South Group's trio of new downtown high-rise condominiums, drew 218 reservations -- or 71 percent of 311 units, in its first event, held two weekends ago.


Evo is located at 1155 South Grand Avenue, Los Angeles.

The average sale price was an unprecedented $848,376, demonstrating the strong demand for the developers' vision of the appealing "neighborhood" they're hard at work producing in downtown's South Park.

Evo follows the success of sister buildings: Elleven, the first of the trio, is now completed, sold out, and in move-in mode for its first residents; and Luma, also sold out, is due for completion in April.

The sales figures, says Tom Cody, principal of The South Group, contradict the current slowdown in regional sales, and establish the development -- adjacent to LA Live, Staples Center and the Convention Center -- as the neighborhood of value in downtown's redevelopment.

The Portland, Ore.-based developers' plans for the new community, simply named "South," include considerable investment in streetscape planning, retail, and "green" building. Evo will incorporate energy-efficient construction and amenities, expected to ensure a LEED (Leadership in Energy & Environmental Design) certification from the U.S. Green Building Council. Gardens and pocket parks, wider sidewalks, mid-block crossings, and generous landscaping will support community and resident interaction. The location's proximity to work and play will be supplemented by FlexCars, for ventures beyond the neighborhood.

Evo's architecture is about dramatic lines, a facade of brilliant glass, and polished metallic paneling with a composition of elements and materials that will bring sophistication to South Park's new "South" neighborhood. Evo's refined design will be 23 stories. In addition to the 311 condos, five two-story live+work units are planned, and sizes range from 730 to 3,500 square feet.

Additional amenities include:

-- Hardwood floors and wood cabinetry; stainless steel appliances, stone slab kitchen countertops, designer fixtures

-- Decks and Juliet balconies, large walk-in closets, ceiling heights to 11 feet

-- Three levels of secured underground parking

-- Concierge service 24/7

-- Fully WiFi

-- Open roof terrace plaza with pool

-- Roof-top fitness center, media room, and outdoor terrace with barbeques for entertaining

"Smart growth" distinguishes The South Group's enterprises. Evo's residents can escape Los Angeles' freeway stress, and experience the convenience and proximity to places of work and play. The Metro Blue line station is less than two blocks from Evo, and 40 bus lines are within walking distance of the project; the Pico light-rail station is nearby as well. For information on Evo, visit www.evo-south.com, The South Sales Center at 707 S. Grand Avenue, or call (213) 622-5400.

About The South Group

The South Group is the leading developer of new condominium projects in downtown Los Angeles, with more than 1,700 housing units planned or underway. The properties continue The South Group's goal of using an organic approach to urban transformation, collaborating with public and private partners to create neighborhoods that blend quality housing, vibrant street life, and new business opportunities.

The South Group brings together two Portland-based developers, Williams & Dame and Gerding/Edlen Development, and is distinguished by its history of innovative, smart growth, environmentally friendly, high-density neighborhood developments. Evo will take its place in The South Group plans for an area of the South Park neighborhood, to be known simply as South.

The South Group's overall goal is to create a mixed-use, environmentally sustainable, pedestrian-oriented, eclectic, and compelling South Park neighborhood, with an atmosphere that engages the street to create a neighborhood rather than a series of developments.

Williams & Dame's leaders, Homer Williams and Dike Dame, represent over 70 years of collective real estate experience. The firm uses an organic approach to urban transformation, collaborating with public and private partners to create unique neighborhoods that blend quality housing, vibrant street life, and new business opportunities.

Gerding/Edlen is widely respected for their extensive experience building large scale, mixed-use developments. With a fundamental commitment to building environmentally sustainable structures, the forward-thinking company fosters an "eco-friendly," progressive approach to urban living that consistently sets a new standard in community-based development. For more information about The South Group, visit www.exploresouthgroup.com.

Contacts
For The South Group
Jean Walcher/Robert Arends, (619) 295-7140
jean@jwalcher.com
robert@jwalcher.com
Print this Release

[teresa and melissa]

Teresa and Maelissa - you guys might be interested in this little piece of gossip posted by raymond3000 over at SSC. Maybe you'll be able to start parking your car back on grand at some point.

but where will i bring my out of town guests for entertainment?

[citywatch]

you guys might be interested in this little piece of gossip posted by raymond3000 over at SSC.
I'm always interested in what raymond3000 is hearing through the grapevine, & info from over a yr ago (before the rodmark proj was even publicized) (http://www.lottaliving.com/bb/viewtopic.php?t=3739&) indicates Myron's/Grand Ave Nighclub's days are numbered. However, raymond may have spoken to the same sales rep who told him a few wks ago that Astani was going to start construction on his proj at 8th & Grand Ave this month. Unfortunately, we've since learned that site is going to remain a parking lot for some time to come.

[citywatch]

Evo, the most stunning of The South Group's trio of new downtown high-rise condominiums, drew 218 reservations -- or 71 percent of 311 units, in its first event, held two weekends ago.

The average sale price was an unprecedented $848,376, demonstrating the strong demand for the developers' vision of the appealing "neighborhood" they're hard at work producing in downtown's South Park.

:yes: Music to my ears :yes:

[logandankr]

I'm always interested in what raymond3000 is hearing through the grapevine, & info from over a yr ago (before the rodmark proj was even publicized) (http://www.lottaliving.com/bb/viewtopic.php?t=3739&) indicates Myron's/Grand Ave Nighclub's days are numbered. However, raymond may have spoken to the same sales rep who told him a few wks ago that Astani was going to start construction on his proj at 8th & Grand Ave this month. Unfortunately, we've since learned that site is going to remain a parking lot for some time to come.

yeah i cried a little after hearing that this:
Raymond 3000 at SSC.com has a scoop!!!
I just went by the South Sales Center and the guy told me that yea it is confirmed that Astani is planning to start 8th & Grand in July
was actually:
Originally Posted by colemonkee
They closed it to repave it as a surface lot...

Guess you can't believe everything you hear...like that kook talking about the 65 story tower :rolleyes:

[katfam]

Evo will have:
-- Roof-top fitness center, media room


That's no fair....I assume even though we are all ONE neighborhood called SOUTH we won't be able to use that fitness center or media room unless we live in Evo. I think Elleven and Luma got a little left behind with amenities. We don't even have a room to hold homeowners meetings. They could have created a fitness center and community room for all 3 buildings in the park area that will be between Evo and Luma, Ellven.

[luckyeight]

That's no fair....I assume even though we are all ONE neighborhood called SOUTH we won't be able to use that fitness center or media room unless we live in Evo. I think Elleven and Luma got a little left behind with amenities. We don't even have a room to hold homeowners meetings. They could have created a fitness center and community room for all 3 buildings in the park area that will be between Evo and Luma, Ellven.


the south group and hoa could work something out.....why not

maybe all the south homeowners could have one big
summer or yearly bash, open house, :banana: get together.......

you have one heck of a unit.......

[luckyeight]

for new development in L.A. and around the nation.......


http://www.newcondosonline.com/los-angeles-new-condos

[luckyeight]

Experience the tastes, sights, and sounds of Downtown LA. Don’t miss the Third Annual Grand Avenue Festival on Saturday, October 7 from 11am to 5pm.

Downtown Los Angeles' highly acclaimed restaurants, theatres, concert halls, museums and other organizations along Grand Avenue present a premier day in entertainment including a drum circle, art fair, performances inside Walt Disney Concert Hall, The Colburn School and historic Downtown Central Library, art-making activities on the Music Center Plaza, and free admission to MOCA to name a few.

Most performances and events are free; tickets may be required for some venues. Call 213/624-2146 or visit downtownla.com for more info.



Phone: 213-624-2146



Web: downtownla.com



When:
10/7/2006, 11:00 am - 5:00 pm



Where:
Grand Avenue
Between Temple and 4th Street
Los Angeles, CA 90014


South Park will eventually have something like...Taste of South Park, L.A.
could help raise donation for sick and needy people in downtown,


They use to Taste of L.A. in Westwood and Santa Monica 10 or 15 years
ago.....

[logandankr]

That's no fair....I assume even though we are all ONE neighborhood called SOUTH we won't be able to use that fitness center or media room unless we live in Evo. I think Elleven and Luma got a little left behind with amenities. We don't even have a room to hold homeowners meetings. They could have created a fitness center and community room for all 3 buildings in the park area that will be between Evo and Luma, Ellven.

I was a little jealous too when I heard about that...but I think I'd rather pay the 30 bucks a month for 24 hour fitness than have even higher HOAs for what I'm guesing would be a much smaller, less usable facility.

At least that's what I keep telling myself.

Speaking of 24 hour fitness :boogy:, anyone know when this is supposed to open? All I see on their site is "coming soon" (6th and flower).

[6th&12thDweller]

I'm with you on the amenities...not so much for the fitness center as logandankr pointed out, I'm sure our individual gym's should be much better equipped than any gym in a residential building....of all the buildings I have been to and seen in our area, none of the ones who had gyms really impressed me,Metloft's and Skyloft's gyms are teeny tiny, and looked like they were put in there just to be ble to claim that they have it...

But the common community area is another story...a real nice cozy place where one can lounge around outside of one's home or even entertain non residents we dont wanna bring up especially when we haven't cleaned up our units well (haha) would have been nice....I hate to admit it, but on this front, Skyloft and Metloft kicked Elleven's ass....they have beautiful,impressive not to mention huge resident lounges...

[6th&12thDweller]

Does anyone know if residents will have access to the rooftop?...would be a nice place for sun worshippers and residents to enjoy the view...Isn't this one of the things we considered why we chose to live in a high rise ?...for the view !!!....

Attention future HOA Board !!!!

[danparker276]

The Evo rooftop they're talking about is the parking garage rooftop right? That's the impression I got.

From the stuff I've read for a long time, it always said Evo's stuff would be seperate. I thought it's supposed to be a little step up from 11 and Luma, and cost a little more (Again the impression I got).

Gym wise nothing is gonna be as good as a 24 hour fitness. I'm going to go to the one on 6th and flower(when it opens? or is it open). 1100 is supposed to have one of best condo gyms (so they say). They have 2000sq feet for it and spend 50k on equiptment, but I'll probably just use it when i want to use the bike or something. I've never seen a good condo gym.
Weight machines cost a lot of money, and those 20 uses spiderlike weight systems always break.

Also pay the big upfront $800 for 3 years of 24 hour fitness, and then pay $100 a year for the rest of your life. Actually don't, the one I go to in Hollywood is crowded enough right now.

[danny1100]

This looks really COOL ... door to door Residential Services and Concierge Memberships for DOWNTOWN!

http://www.loftbutler.com/images/POSTCARD.jpg


Just signed up, so far so good!

http://www.labutler.com

[logandankr]

I was on 3rd st in SM and stopped into Famima, which, for those who don't know, is an Asian-inspired modern premium convenience store (there's also one in West Hollywood on Santa Monica). They have sushi, panini, coffee, basic convenience stuff, "hot sticky Chinese buns", salads...

In any case, in the store they have a flyer about new locations, and downtown is listed as one among others. I asked at the front and the lady said it would be around 8th and fig, but wasn't sure when it would be opening.

In this (http://www.famima-usa.com/PR/060714.html) press release it mentions the new locations, but not when they're opening. Anyone know anything more...like where exactly or when?

[teresa and melissa]

any word on the supposed starbucks on the ground floor of elleven? i thought they were supposed to be starting in July, so far I don't see any work going on in there.

anyone have an update on the elleven retail?

[BrighamYen]

I was on 3rd st in SM and stopped into Famima, which, for those who don't know, is an Asian-inspired modern premium convenience store (there's also one in West Hollywood on Santa Monica). They have sushi, panini, coffee, basic convenience stuff, "hot sticky Chinese buns", salads...

In any case, in the store they have a flyer about new locations, and downtown is listed as one among others. I asked at the front and the lady said it would be around 8th and fig, but wasn't sure when it would be opening.

In this (http://www.famima-usa.com/PR/060714.html) press release it mentions the new locations, but not when they're opening. Anyone know anything more...like where exactly or when?


I was one of the first people to give Famima real estate scouters a tour of Downtown LA almost 2 years ago :D At the time, they were barely moving into their new office in Torrance (right out of the box literally). We got the impression that they preferred to set-up shop in the Financial District, which seems to be where they have possibly signed the lease.

They are struggling to really gain the kind of volume they hoped to project. I think they're testing out products in their stores right now to see what Angelenos buy or not. Personally, I would not shop there often because I'm so used to the cheaper and extensive selection you can find in the San Gabriel Valley for Asian foods.

What we need in Downtown LA is a few REAL bookstores (which I'm still talking to some right now), and Souplantation.

[katfam]

Anyone planning on going to GIANT ( check out www.giantvillage.com) not everyday we can walk to a huge party. Should be lots of fun.

[logandankr]

...They are struggling to really gain the kind of volume they hoped to project. I think they're testing out products in their stores right now to see what Angelenos buy or not. Personally, I would not shop there often because I'm so used to the cheaper and extensive selection you can find in the San Gabriel Valley for Asian foods.


I'd think a store like famima would do really well in the financial district/south park adjacent. Based on the one in West Hollywood, it looks like they're trying to cater to both the businessperson "grab a quick lunch" and the residential "I have nothing to eat for dinner" models. And while you're grabbing the prepared food you may be tempted to buy a couple other staples, despite them being a little more expensive. While a souplantation would be nice, I think the smaller take-out places and corner shops are what will really add to a community feel - and I would imagine are probably the most cost effective due to their smaller size.

In any case, the more retail/restaurants/commercial the better, so keep up the wooing!

[LongBeachUrbanist]

What we need in Downtown LA is a few REAL bookstores (which I'm still talking to some right now), and Souplantation.

I'd kill for one good bookstore in DTLA. Having good bookstores around is one thing I really miss about living in the San Francisco Bay Area. Stacey's, Cody's, Moe's, Stanford Bookstore, etc. By comparison, Downtown L.A.'s only bookstore, the Borders Express hidden deep in Macy's Plaza, is just pathetic.

I usually go to the USC bookstore when I can (despite my major disagreements w. the management's far-right politics), just because I try to do as much of my shopping as possible in or near downtown. Once that bookstore moves out onto Figueroa, it'll be much more like a public bookstore. This will be a vast improvement.

But ideally, I'd like something in the middle of town. Vroman's (Pasadena) would be excellent. I'd like to see some used or specialty bookstores as well. I'm thinking something like Powell's in Oregon, or A Clean Well-Lighted Place For Books in San Fran, or Shakespeare and Company.

(Oh Fowler Brothers on Seventh and Flower, how I miss you!)

But getting back to reality, a Borders or Barnes and Noble would do.

[Wright Concept]

^Especially if it's located ON the Street instead of deep inside a underground Shopping mall. A bookstore on 7th or Grand would be nice. Hey you could rehab and old theater for a bookstore like a Borders or Barnes/Noble

[colemonkee]

Anyone planning on going to GIANT ( check out www.giantvillage.com) not everyday we can walk to a huge party. Should be lots of fun.
I'll be there with a bunch of friends.

[colemonkee]

I'd kill for one good bookstore in DTLA. I'd like to see some used or specialty bookstores as well. I'm thinking something like Powell's in Oregon, or A Clean Well-Lighted Place For Books in San Fran, or Shakespeare and Company.
Wait a minute. You guys read???!! :justkidding:

Seriously, though, Powell's Books in Portland is like Disneyland for books. For anyone who hasn't been there, it's an entire city block (Portland's blocks are a bit smaller, but it's still pretty big) of books, books and more books. It's so big you literally need a map to navigate it.

As for book stores I'd like to see downtown, of course a Borders or B&N would be nice, but I think a store in the Historic Core like Hennessy & Ingall's (sp?) that specializes in art, design and architecture books would be a huge hit. Think about it - the majority of loft dwellers in the historic core are self-employed, artists, designers, architects, etc. It would be perfect. The only thing we are lacking is the density to offset the rather high lease rates a store like that would have to pay. But in two years we might be there with all the developments that are set to open.

[Art]

You guys do not know how much I would love a local bookstore as well. Main street Alhambra used to have 2, but people dont read nowadays, LBU I feel your pain about Bay area bookstores!

[BrighamYen]

I've talked to Borders and BN. I gave the head of real estate at BN a tour of lofts and Downtown LA about a year ago. AND Let me tell you, BN was totally put off by Broadway. It would have been better if it were empty to them.

Borders has more stringent policies than BN in where they choose to open shop. So unless it opens up with a large project like the Grand Ave. Project or Astani's 8th/Grand, you're not going to be seeing them for quite some time. The best strategy is to recruit local/independent bookstores with very few steps to the top decision makers. Convince the owner, and you'll have yourself a bookstore. PLUS, it's better than having a chain anyway. That's why I'm going after Vroman's. It's an LA area name.

[luckyeight]

[QUOTE=LosAngelesBeauty]I've talked to Borders and BN. I gave the head of real estate at BN a tour of lofts and Downtown LA about a year ago. AND Let me tell you, BN was totally put off by Broadway. It would have been better if it were empty to them.

Can you go after Rizzoli, Flax out of Westwood or WOW Tower records
or DWR........

[BrighamYen]

^Also was talking to Newsroom on Robertson that would be interesting downtown I think.

[Westsidelife]

LAB, what exactly do you do?

[katfam]

So a question....How is ProHomes doing for all of you?

I have been trying to get pro homes to finish my punch list for 4 months and still no end in site and let me tell you that I didn't have much to get fixed. I did hear that lady that was dealing with Elleven over at ProHomes is no longer on this case. The man I talked to commented that she had not done her job properly and that lots of things fell through the cracks and he was trying to fix them. He apoligized (it seemed geniune, if that counts) and said they are schedualing another walk thru to make sure nothing slips thru the cracks.....they didn't even have in their records I ever had a 30 day walk thru when I did...3 months ago.

For all you in Luma and Evo lets hope that all these problems fix themselves...its always tuff being first...lol

[citywatch]

AND Let me tell you, BN was totally put off by Broadway. It would have been better if it were empty to them.
It doesn't help that Barnes & Noble used to have a store in what originally was the Crocker Ctr, or what's now known as the Wells Fargo Ctr, along Hope St. I don't believe that store lasted more than a few yrs. And if attracting enough customers would be difficult even today, you can guess what B&N must have faced over 15 yrs ago (?) when the hood had far fewer residents & far more deadzones.

[katfam]

I have started a ELLEVEN myspace page at http://groups.myspace.com/elleven

[LongBeachUrbanist]

In Long Beach there's "Acres of Books" on Long Beach Blvd. The building housing that bookstore is going to be part of one of those giant development projects happening in DTLB.

I have a dream of opening a bookstore/cafe in one of the less-expensive parts of DTLA (maybe somewhere around Sixth/Alameda or Chinatown). As suggested by colemonkee, it would probably specialize in architecture, art, urban design and maybe even music/culture. It would probably be supplemented by a small newsstand, cigarettes and snacks.

If the store is successful enough for several years, it would hopefully be feasible to make the jump to a higher profile location. I'm thinking either 2nd, 6th or 7th Street, Spring Street, Broadway, or maybe even somewhere in South Park.

[ocman]

In Long Beach there's "Acres of Books" on Long Beach Blvd. The building housing that bookstore is going to be part of one of those giant development projects happening in DTLB.

I have a dream of opening a bookstore/cafe in one of the less-expensive parts of DTLA (maybe somewhere around Sixth/Alameda or Chinatown). As suggested by colemonkee, it would probably specialize in architecture, art, urban design and maybe even music/culture. It would probably be supplemented by a small newsstand, cigarettes and snacks.

If the store is successful enough for several years, it would hopefully be feasible to make the jump to a higher profile location. I'm thinking either 2nd, 6th or 7th Street, Spring Street, Broadway, or maybe even somewhere in South Park.


Are the owners of the development going to kick "acres of books" out? That would be a huge loss for Long Beach, as it's a gem of a destination for southern california.

[funhaus]

So a question....How is ProHomes doing for all of you?

I have been trying to get pro homes to finish my punch list for 4 months and still no end in site and let me tell you that I didn't have much to get fixed. I did hear that lady that was dealing with Elleven over at ProHomes is no longer on this case. The man I talked to commented that she had not done her job properly and that lots of things fell through the cracks and he was trying to fix them. He apoligized (it seemed geniune, if that counts) and said they are schedualing another walk thru to make sure nothing slips thru the cracks.....they didn't even have in their records I ever had a 30 day walk thru when I did...3 months ago.

For all you in Luma and Evo lets hope that all these problems fix themselves...its always tuff being first...lol

Quite frankly, ProHomes blows. I've had problems with them from day one, and their attitude is entirely uncaring, unresponsive and unprofessional.

The only way I ever got the semblence of action on their part was by writing a specific, professional but candid accounting of their incompetence to Patricia and cc'ing anyone and everyone (the builder, really) who has a stake in keeping the current residents and future purchasers happy. Even then, only some items were taken care of, leaving others completely and utterly ignored (I still have items from April 13th that have not been resolved to satisfaction).

Brian, the ProHomes rep who ran my "30-day walkthrough" tried to rush through/close out the first list and leave, attempting to ignore or debunk any new items that may have come up following move-in (that was the stated point of the 30-day walkthrough's purpose, no?). They are not advocates for our interests, and it's blatant.

ProHomes is definitely the weak link. In my opinion the South Group should ditch them as soon as possible, as it is beginning to reflect poorly on them.

[teresa and melissa]

ProHomes is definitely the weak link. In my opinion the South Group should ditch them as soon as possible, as it is beginning to reflect poorly on them.

ditto

[Thierry in LA]

The only "thing" Pro Home creates is a list. Once said list is created, the only people I want to talk to and see are those who will be able to fix what's on that list. Generally these people wear hard hats, hold tools and do not work at Pro Home.

I fail to understand why a builder would rely on a company whose business model is "we create lists"... Then again, considering how many of us Pro Home has frustrated, its business model is actually closer to "we create lists of frustrated homeowners"...

[dlbritnot]

My manager told me that theres a good chance I could get transfered to that new Starbucks in Elleven. It'd be opening sometime in September. And a comment on Famima, I'm a huge fan. First went in at the one in WeHo, and enjoyed it. Since then I've been to the one in SaMo and Torrance and I'm excited to see it downtown. The one in Torrance is 24 hours, and I hope that the one coming downtown will be.