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  #561  
Old Posted Aug 1, 2006, 12:40 AM
Reverie
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oops
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  #562  
Old Posted Aug 1, 2006, 3:45 AM
GeorgeLV GeorgeLV is offline
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Quote:
Originally Posted by ScottG
trump has got to be on floor 12 lets say (its getting up there- its a big bar of gold)

has anyone realized that flatiron is exactly like ivana (aka the summit) BOTH are flat-iron type sites. and the design is the same for both except flatiron stops halfway up.
More like floor 20. Don't forget that it's sitting on top of the parking garage,
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  #563  
Old Posted Aug 1, 2006, 4:39 AM
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from this article... on slowing condo sales.
http://www.deseretnews.com/dn/view/0...198786,00.html


"In Las Vegas, projects nixed include high-profile developments such as Aqua Blue, a $600 million, 825-unit luxury condominium-hotel resort that counted Michael Jordan as an investor; the $3 billion, 4,400-unit Las Ramblas resort, backed by George Clooney; and Ivana Las Vegas, a $700 million, 945-unit tower named after Donald Trump's ex-wife."
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  #564  
Old Posted Aug 1, 2006, 8:09 AM
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wow Loft 5 popped out of noware, Platinum Looks Great. Signature at the MGM has such a prominent place in the skyline, the towers look great, the renderings didnt lie. I dont know about Sky LV though, it looks a little plain, I thought the top had more detail. Panaorama looks great, actually better than the renderings. Metropolis looks dissapointing, it still looks unfinished and the tower is plain without the spire.
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  #565  
Old Posted Aug 1, 2006, 1:46 PM
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New Mandalay Bay condos. Yay!!!! more gold towers!
http://www.reviewjournal.com/lvrj_ho...s/8803174.html


Quote:
Aug. 01, 2006
Copyright © Las Vegas Review-Journal

DEVELOPMENT: South Strip condos proposed

Additions to Mandalay Bay, MGM Grand planned

By MIKE KALIL
REVIEW-JOURNAL

Southern Nevada's overall housing market may no longer be sizzling, but the Strip's biggest gaming player believes demand will continue for luxury condominiums with a Las Vegas Boulevard address.

MGM Mirage is seeking initial county approval this week for two high-rise tower projects that would add some 2,500 condos to the south end of the Strip.

The company has not formally announced either proposal, and a spokesman said their likely development dates remain undetermined. But documents filed with Clark County provide architectural renderings and details of both projects.

The Clark County Planning Commission is scheduled tonight to consider approval of MGM Mirage's plans for The Place at Mandalay, a proposed 520-foot tower with 1,344 units that would rise on the northwest corner of the Strip and Mandalay Bay Road, only feet from Luxor's pyramid.

On Wednesday, the company will ask the Clark County Commission to approve plans for two additional high-rise towers behind MGM Grand that would add 1,152 more condos to the 1,700 hotel-condos that are there or are now under construction.

MGM Mirage was already betting big on Strip condo development before proposing The Place at Mandalay and what amounts to a nearly 70 percent expansion of the high-rise hotel-condo projects at MGM Grand.

Some 1,650 condos are planned within the company's $7 billion Project CityCenter, the massive mixed-used development slated for 66 acres on the west side of the Strip between Monte Carlo and Bellagio.

"While our first order of business is Project CityCenter, it is not the end of our plans in Las Vegas," Gordon Absher, an MGM Mirage vice president, said Monday. "Having projects in a development pipeline assures us an ability to meet the variety of commercial property needs of the future.

"There will be other MGM Mirage projects beyond these," Absher also said.

This week's agenda items, Absher said, are "initial steps on a lengthy road" and "part of an orderly process in a companywide master plan for future development."

MGM Mirage owns 831 acres on the Strip, many of which are undeveloped or underdeveloped.

County officials appear poised to support the projects.

"I think it's a good thing. The trend is to have more vertical development," said County Commission Chairman Rory Reid, who represents the district where both projects would be built. "Sprawl is not necessarily a good thing."

The shift from people renting rooms on the Strip for a few nights to owning them permanently will not necessitate a big boost in municipal services for these new property owners, Reid said.

Planners and developers project that condominiums in the resort corridor will be used much like hotel rooms: mostly rented out to tourists for brief visits.

"The owners will use them on a periodic basis, and when they're not they'll put them into a (timeshare) pool," Reid said. "(Owners) are not going to live full time there. A lot of people are buying them as vacation homes or investment properties."

Although it would be located on Luxor's property, architectural renderings submitted to the county for The Place show its exterior design retains the metallic gold-on-white motif of nearby Mandalay Bay and The Hotel at Mandalay.

"Architecturally, it's going to look like Mandalay even though it will be pretty much adjacent to Luxor," said Anthony Molloy, the county principal planner working on the project.

The two additional towers on the MGM Grand site will retain the sleek white look of the Signature towers already under development there, according to renderings.

The Las Vegas market for single-family homes has slowed as the inventory of homes for sale pile up, but county planners say they see no signs that demand for luxury condos on Las Vegas Boulevard is waning.

"The market is fairly healthy and people continue to come in with applications," Molloy said.

The Planning Commission on Thursday is scheduled to consider plans for yet another mixed-use condo project on Las Vegas Boulevard. But the hearing for the proposed R Resort several miles to the south at the boulevard and St. Rose Parkway is likely to be moved to September, said project consultant Greg Borgel.

R Resort principal Ray Shapiro, a local businessman who operates restaurants and convenience stores, has submitted plans to the county showing a 1,500-room hotel, 720-unit condo tower and an 85,000-square-foot casino there.

He could not be reached Monday.

Review-Journal writer Chris Jones contributed to this report.
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  #566  
Old Posted Aug 1, 2006, 10:01 PM
ScottG ScottG is offline
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^^^^ GREAT!^^^^^^

I looked at ariel shots of the strip, that parking lot infront (and to the left) of luxor is really the only peice of land not developed (or being developed) on the strip. that high-rise would have the best views of the strip, looking all the way down it. (except if you get one looking at mandalay bay) the hotel towers are goin to get obstructed views now.

that area is goin to have ALOT of gold there. already THE hotel and mandalay bay shine with gold, adding another tower of gold. jeez. also- how would that look sitting ontop of luxor? (it realy will ruin the look of the pyramid having a big peice of gold bar sticking over its side.)

so now theres Palms Place and one queensridge place, but why stay at those places when you can stay at THE place!
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  #567  
Old Posted Aug 1, 2006, 11:07 PM
ScottG ScottG is offline
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i was looking at the rendering for palazzo and realized this...



the circled area is a vacant lot that has a sign on it saying a walgreens coming 2004. obviously this has been there for many years (i believe way back when there was that old motel on the palazzo site) SO it seems that palazzo didnt/ couldnt buy that land....similiar to the city center/ cvs situation. on google earth there is a small crane and construction boxes that site, but it looks like palazzo is just using the site to put temporary storage there. so if the rendering is acuate (which most are not) then there will be a large gap in between the venetian a palazzo, but even the construction of palazzo is not goin on this site....



iys goin to be cheesy to have a gap or drug store RIGHT between two faux italian resorts


similiar thing also happened to the aladdin,,,how the county reserved land to make harmon be re-aligned for city center
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  #568  
Old Posted Aug 2, 2006, 12:02 AM
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Well, another day, and another gold building!!

Just kidding, the more buildings the better. And one less parking lot. It will create crazy reflections being that close to the Luxor beam.
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  #569  
Old Posted Aug 2, 2006, 1:51 AM
Dale Dale is offline
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Las Vegas is the Flava Flav of American cities.
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  #570  
Old Posted Aug 2, 2006, 2:47 AM
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Las Vegas developer secures all financing for mixed-use project

>100% financing? That's quite impressive!

Quote:
By HUBBLE SMITH
REVIEW-JOURNAL

While several construction projects in Las Vegas have failed to secure adequate financing, not all lenders have turned bearish on the declining real estate market.

Las Vegas-based developer Glen, Smith & Glen received 100 percent financing for the entire $800 million building costs of Sullivan Square, a 16-acre mixed-use development in southwest Las Vegas Valley, principal Kenneth Smith said Monday.

"We're going to be able to build out as fast as the market dictates and never have to go back and visit this (financing) issue again," he said.


The loan comes from Harcourt Developments, a privately owned company based in Dublin, Ireland, whose projects include Ireland's largest business park, Carlisle Bay hotel in Antigua and the Titanic Quarter regeneration project in Belfast.

Sullivan Square, part of the West Village concept that at one time included The Curve development, is planned for 1,300 residential units, 45,000 square feet of retail, office buildings and a Central Park.

The first phase is estimated at $150 million, including 152 units in the first tower, retail and infrastructure work, Smith said. Construction is expected to begin in February or March, after reservations are converted to binding contracts later this year.

Jeremy Aguero, principal of research firm Applied Analysis in Las Vegas, said the financing of Sullivan Square separates it from a flurry of proposed developments that lacked the wherewithal to proceed beyond the drawing board.

"I think the capital markets have tightened up substantially lately," Aguero said.

"The broader markets, venture capital and private money coming in has taken a step back, a wait-and-see toward Las Vegas and how much money they're willing to put into the high-rise market. It depends on what their appetite for risk is. With the escalation in the price of land and construction and per-square-foot pricing, the upside of the reward is not what it was 24 months ago," Aguero also said.

Smith said Harcourt believes in the Las Vegas market, believes in Glen, Smith and Glen and bought into the vision for Sullivan Square.

"We offer something unique and needed in Las Vegas, an integrated community where people will want to live," he said.

"Our retail is geared toward people who live there. They're not living above The Gap. They're living above a coffee shop, above a deli. We've never seen it in Vegas, where you can park your car on Friday night and not get back in it until Monday morning," he also said.

Residential options at the project will include brownstones, lofts, terraces, high-rise condos, townhomes and live-work units, Smith said.
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  #571  
Old Posted Aug 2, 2006, 7:33 AM
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wow I didnt think that the Mandalay Bay would expand again, let alone add a condominium tower, it was only a matter of time Looks nice although too much like THEhotel.
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  #572  
Old Posted Aug 3, 2006, 6:01 PM
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Goodbye, condo mania
Buyers are getting better deals as the froth fizzles and sellers offer concessions. And the glut is likely to get worse.

By Pat Mertz Esswein, Kiplinger's

Condo prices near you
What's ahead for housing?
Apartment rents are on the rise
Buy your college kid a condo?
Condo owners, who had been cruising along propelled by double-digit price gains, are encountering cooler currents and the prospect of perilous waters ahead.

The supply of existing condos for sale increased by almost two-thirds during the year that ended in April. At the same time, sales fell slightly, according to the National Association of Realtors. Investors -- about one-third of all condo owners, according to mortgage-data tracker LoanPerformance -- have been fleeing like proverbial rats.

Sale prices of existing condos have fallen a bit, too. At $222,000, the nationwide median price of a condo is once again less than that of a single-family home ($222,700). Condos had been appreciating more quickly than single-family homes because they are concentrated in high-cost metro areas, where prices were rising rapidly. As home prices cool in overheated urban markets, the drop in condo prices is likely to be more precipitous. (Check out condo prices where you live.)

Even more ominous: Over the next two years, "a tsunami of new units will swamp the market," reports the National Association of Home Builders (NAR). Conversions of rental apartments to condos are adding to the glut.

Don't panic
Although the median price of a condo rose nearly 14% last year, double-digit increases appear to be a thing of the past. The NAR expects prices to rise 3% to 4% in 2006 (compared with 6% for single-family homes). And the outlook varies by region. Condo owners in the Midwest, concentrated in the Twin Cities and Chicago, probably have the least to worry about. The South and West have taken the biggest hits. Sales there have fallen 14% in the past year, and prices are lower, too.


In the Northeast, it's a mixed bag. Sales have slowed a little but prices are 4% higher. In Boston and other markets, real estate agents say the market for lower-priced condos (under about $400,000) is still relatively tight and demand is strong. But at the high end, the bidding wars are over and there's more give-and-take between buyers and sellers.

Andrew Terrat found the market cooling when he listed his luxury condo in Boston's South End for sale last October. For several years, Terrat, an interior decorator, had been riding the wave of price appreciation by buying and renovating condos and then trading up. He bought his current apartment in 2004 for more than $900,000 and listed it for $1.4 million in October.

Buyers showed little interest, so Terrat took it off the market and used the time to transform a home office into a guest bedroom. In February, he put it back on the market; instead of reducing the price, he threw in his Bang & Olufsen audio system. By May, he'd found a buyer.

In Miami, the market is less favorable for sellers, but a better deal for buyers. The city had three times as much inventory on the market this spring as last, and there's more in the pipeline. "Most developers thought that speculators weren't going to stop buying," says housing analyst Jack McCabe, of Deerfield Beach, Fla.


At the NAR, senior economist Lawrence Yun expects demand from baby boomers to strengthen as more of them approach retirement age over the next five to 10 years. McCabe counters that one more bad hurricane could change boomers' migratory patterns, causing them to avoid Florida and wing their way to places such as Tennessee, Texas and western North Carolina.

Sellers: Send up a flare
If you're selling a condo, above all, price it right. Real estate agents in condo-crazed cities such as Boston, Miami and Phoenix agree that much of the slowdown is at the high end of the market and that more affordable units are selling well. Whatever the price point, it's not smart to be selling the most expensive apartment on the block, says Boston agent Ken Tutunjian. And with so many opportunities for buyers, you need to make your unit stand out over the competition, says Phoenix agent Brad Brauer. Clean your condo, remove clutter and stage it perfectly.

Be prepared to negotiate. Miami agent Troy Fowler says that a year ago, sellers took a "don't bother me unless you're prepared to pay full price" attitude. Now, many condo ads say sellers are "motivated" and encourage buyers to "make an offer." Incentives can also bring in buyers -- such as a year's worth of condo fees or a flat-screen TV. In Miami, Fowler has seen listings offering a $5,000 or $10,000 bonus to the agent who brings in the buyer.

Finally, get the deal done. "Don't hold out for a slightly better offer," says Ron Witten of Dallas, a housing-market consultant.

Buyers: Take the long view
In most markets, this is as good a time as any to buy. But in the riskiest ones, especially in the Southwest and Florida, it might be wise to wait a year to see how things shake out. Don't worry too much about higher mortgage rates. The risk of falling prices, says Witten, is greater than the risk of higher rates. (Kiplinger's expects rates to be slightly higher by year-end.) And forget about a quick flip. If you buy, plan to own the property for at least three to five years.

Which units will hold their value over the long run? Look for condos with a great view and easy access to parking, public transportation, necessities and amenities. High-priced gas may enhance the appeal of properties located close to downtown or to employment centers. To attract empty nesters, look for spacious, open-floor-plan condos in buildings with an elevator and, in cold climates, garage parking. In some luxury markets, buildings with a doorman or concierge are becoming highly desirable.

Take your time. Visit properties more than once. Drive a hard bargain and protect yourself with appropriate contingencies.
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  #573  
Old Posted Aug 3, 2006, 8:05 PM
ScottG ScottG is offline
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UPDATES:

Turnberry (mgm) tower 2 is topped off - exterior looks complete
(last night i saw tower 1 lit up again - looks like they are goin have some lightiing on it at night- the 4 turnbery towers by the hilton should do this too)

Grand chataeu (marriot) tower 2 is under construction, there is steel in the air

that mall for city center goin in between nyny and monte carlo has steel up already to the thrid floor (or roof)

planet hollywood towers (westgate time share) looks like it may be under constructio now. the banners showing the renderings are still off the fencing, but maybe it blew away. there are now a few trucks and bulldozers piling dirt around.

panorama tower 2 is almost topped off, they are working on the crown now.

panorama tower 3 is under construction with a crane on site.

you want pictures? (well, i dont have any)

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  #574  
Old Posted Aug 4, 2006, 3:53 PM
ScottG ScottG is offline
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allure has a nice animation on there fornt page : http://allurelasvegas.com/

sky has a nice tv commercial: http://www.skylasvegas.com/

panorama has a lot of cool intros, animations, and movies http://www.panoramatowers.com/

hers something interesting: on the grnad chattaeu website: The resort will be under construction with an estimated completion date of 2016.

since each wing is completely seperatly---this hotel will take longer than city center!

the majestic/conrad site says the sales office and models are opening september 2006! its still alive and kickin

citycenters website added a small snipet: for media inquiries please contact mgm/mirage public relations at 891-7272 (any takers?)
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  #575  
Old Posted Aug 4, 2006, 8:46 PM
bobmcelligott bobmcelligott is offline
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The Allure website also has a live webcam
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  #576  
Old Posted Aug 4, 2006, 8:56 PM
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Article in the paper about the leaning towers.



Architects leaning toward Strip skies the sky in Las Vegas

By Liz Benston <benston@lasvegassun.com>
Las Vegas Sun

July 30, 2006

Towers to serve as CityCenter gateway

In a city of whimsical designs - think pyramid, castle and New York skyline - two leaning, curving high-rise towers seem destined to emerge as an architectural icon in Las Vegas.

All they've got to do now is build them - no slam-dunk because of their unique design .

The towers will house 810 loftlike condominiums, soaring 36 stories above Las Vegas Boulevard and prominently serving as the gateway to MGM Mirage's $7 billion CityCenter.

MGM Mirage revealed the final design of CityCenter a month ago to plenty of murmuring, most of it directed at what some real estate folk were calling "the leaning towers of Las Vegas."

The towers are the creation of German-born architect Helmut Jahn, known for sleek, ultramodern exteriors and unusual shapes. His Murphy/Jahn firm in Chicago built the seven-building Sony Center in Berlin and the United Airlines terminal at Chicago's O'Hare International Airport.

In order to plan CityCenter, the nation's most expensive private construction project and its largest collaboration of name-brand architects, MGM Mirage split the project into three components, with the final piece - the retail and condominium area - coming together more recently.

About a year ago the company initiated an international design competition and selected Jahn's firm to work alongside Studio Libeskind, the creator of the retail center, and Rockwell Group, which is designing the pedestrian areas.

MGM Mirage bought into the leaning tower design to create the kind of bold look the company wanted as a visual gateway into CityCenter.

"The angling creates a sense of motion" as well as more openness and light, said Tony Dennis, executive vice president of CityCenter's residential division.

They appear to stand in parallel fashion from a north-south perspective, with the lean obvious from an east-west perspective. Most passers-by will view the buildings from the skewed perspective.

MGM Mirage asked for the most creative and challenging designs architects could cook up. The company didn't mention leaning towers.

"It wouldn't make sense for us to shoehorn them into a certain look," Dennis said. "These (designers) are the best in their respective fields. These designs are forward-thinking. We are trying to capture the imagination of the city."

The unusual design is just one of several aspects of the project that run counter to conventional Las Vegas rules. The main casino-hotel, for instance, will sit behind the condo towers without the typical Stripfront location or dramatic landscaping of tropical plants, water fountains or statuary. And the hotel tower will be shaped as an elongated S, not the more-efficient Y shape, for dramatic effect.

Pisa, Italy, is the home to the most famous leaning tower - by way of a geological quirk.

The world's first intentionally leaning towers are in Madrid, where a group of architects created twin office buildings that lean toward each other at 15-degree angles. The towers, known as Puerta de Europa, opened in 1996, triggering controversy for their bizarre, ultramodern shape.

The Murphy/Jahn towers may be one of Jahn's more creative efforts, but he's no newcomer to innovative designs.

His firm received the American Institute of Architects' Architecture Firm Award, one of the highest honors in the field. The firm is known for unusual geometric designs driven by collaborations with engineers and scientists.

One example is the pencil-shaped Messeturm office tower in Frankfurt, Germany - a striking combination of a square, circle and pyramid in contrasting materials. The building, about the same height as the TransAmerica building in San Francisco, was Europe's tallest building until 1997.

Jahn is also no stranger to controversy. The 1985 opening of his glass-enclosed State of Illinois Center in Chicago triggered complaints and lawsuits over sweltering indoor temperatures. Critics blamed the building's design; Jahn blamed the building's ventilation system.

Jahn's Las Vegas project is the latest take on a new design trend.

"In the '80s it was all about how you decorate the top of the building," said Ronnette Riley, a New York architect who heads the American Institute of Architects' design committee. "Now architects are pushing the entire form and creating complicated shapes by twisting and turning."

Such designs are possible with the help of computer software that wasn't available 10 or 20 years ago, said Riley, who worked for one of the architects who built the leaning towers in Madrid.

"This is so much more sophisticated," she said of the Las Vegas design. "I'd rather a building make a statement than be in the background. The play on geometry is going to be very exciting."

Las Vegas architect Joel Bergman, who helped design the Mirage, Treasure Island and Paris Las Vegas, among other local resorts, said the towers will make other cutting-edge designs "look tame."

In one sense the towers aren't that far removed from the themed casinos that were popular in years past, Bergman said.

"It's entertainment architecture," he said. "Buildings that twist and bend are a new kind of theme. All the architects are running out to do it to impress each other."

Architecture critic Alan Hess says CityCenter and the arrival of well-known architects like Jahn will elevate the status of Las Vegas among the highbrow world of designers but may miss the mark for the average tourist.

"As skyline icons, the two towers will grab attention for a while, but their abstract shapes won't have the lasting power of the Stardust sign, the Luxor pyramid or Excalibur's castle," said Hess, who writes for the San Jose (Calif.) Mercury News and is the author of an architectural history of Las Vegas. "They don't have any lasting meaning linked to the general culture."

Out-of-town architects don't necessarily understand the dynamic of Las Vegas, which is all about luring customers with fanciful designs, Hess said.

He approved of MGM Mirage's larger strategy, however. The creation of mini-cities with multiple hotels, condos and other attractions "is the next logical step" in Las Vegas' super-sized development, Hess said.

Jahn said he welcomes the chance to ply his trade in a town that encourages the unexpected.

"I don't think we could have done this in Chicago or New York," where urban, residential construction follows a fairly conservative pattern, he said.

Las Vegas has witnessed its share of tricky designs, including the Luxor pyramid with its cantilevered hotel rooms and inclined elevators, and the Stratosphere, the tallest building west of the Mississippi River.

Now on the drawing board: the Lou Ruvo Alzheimer's Institute, a provocative Frank Gehry design playing off building blocks and a crumpled shell of glass-and-steel latticework.

Jahn's leaning towers appear dangerously askew - accentuated because each one will also twist along its vertical axis like a curving parallelogram - but are structurally in equilibrium, with each building's mass equally distributed on either side of its center plumb line.

The design will challenge engineers but benefit residents because their views will be less obstructed than would be in a conventional high rise, he added.

While appearing to be smooth glass from a distance, the building's skin will feature horizontal metal blades that will shade floor-to-ceiling windows from Las Vegas' notorious heat. The illuminated blades will slowly change colors.

The towers, part of nearly 3,000 residential living quarters at CityCenter, are expected to be complete by 2010.
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  #577  
Old Posted Aug 4, 2006, 9:02 PM
bobmcelligott bobmcelligott is offline
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Allure Panorama

Here's a great high-res panorama of the strip taken from the top of Allure http://www.skylasvegas.com/roofview.html

Last edited by bobmcelligott; Aug 5, 2006 at 10:46 PM.
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  #578  
Old Posted Aug 5, 2006, 4:58 AM
bobmcelligott bobmcelligott is offline
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oops.

Last edited by bobmcelligott; Aug 5, 2006 at 10:45 PM.
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  #579  
Old Posted Aug 6, 2006, 3:11 AM
Vegas Grows Up Vegas Grows Up is offline
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In preperation for my new highrise website www.HighRiseHookups.com which will be launched in September I have been taking some new pictures. Please enjoy them below! Also, over the next 3 years I will be making an online photo journal on my other website www.VegasGrowsUp.com of the progress of City Center. This journal has begun and will continue for the next 3 years. It is in my City Center section

City Center and Cosmo from Above showing construction



This next picture shows the slurry wall being dug on the West side of the Cosmo site...Very cool!



Finally, this shot shows the Boardwalk no more

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  #580  
Old Posted Aug 7, 2006, 1:29 AM
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Good photos, VegasGrowsUp! You have restored my faith in the Cosmopolitan Project. (Not that I actually believed that silly article back then about the project being in danger anyway).


What Is This?

If you look at the nearly completed Bellagio Garage from I-15 the past few days, they are in the process of installing a strange diagonal rod on the side of it. It begins in the lower left corner of the garage and leads up to the top right. What's more there are vertical rods descending from this diagonal one at evenly spaced intervals, like jail bars. What could it be?

Maybe it's some kind of pretty design to spice up an otherwise boring garage. It could even be some kind of lighting display.

Photo 1


Photo 2
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