Downtown Los Angeles - South Group; Elleven, Luma, Evo and Future Projects

[POLA]

:banana:

[JRinSoCal]

NEW FUTURE BUIDLING!!!!!
South is in discussion now over building another resident tower across the street from Luma on the West side of Hope Street. Its to be located in the middle of the block (South of the Parking structure thats on Hope and 11th). It will be connected to SOUTH by a ground floor crosswalk across Hope street, directly in front of the mid block PARK!!!

They said it would be built after South Figueroa is built.

When is South Figueroa supposed to break ground? These are the 2 30 story towers across from staples right?

[LosAngelesSportsFan]

two 34 story buildings and if i recall correctly, i think the groundbreaking is in June of this year, with the Lennar project in May, although i dont know how the KB issue is panning out for them.

LAB, could this new south project be the proposed 60+ story building you were talking about a couple of months ago??? Did they get the entitlements? Also any news on that other really tall one that was a possiblility as well as Trump? Thanks

[colemonkee]

^ I really hope it is the 60 story tower. It makes sense that they could get entitlements if they bought some of the air rights from the convention center.

[danparker276]

I took some pictures of 1100 and other buildings. All pictures are here:
http://loftla.com/lofts/1100/212.html

LA Live
http://loftla.com/lofts/1100/212/live1sm.jpg

Hanover
http://loftla.com/lofts/1100/212/hanover3sm.jpg

Ralphs
http://loftla.com/lofts/1100/212/ralph3sm.jpg

Wilshire court
http://loftla.com/lofts/1100/212/wcourt1sm.jpg

Villa Verona
http://loftla.com/lofts/1100/212/villa4sm.jpg

Luma and 11
http://loftla.com/lofts/1100/212/eleven1sm.jpg

1100 skydeck
http://loftla.com/lofts/1100/212/deck1sm.jpg

1100 unit 2306
http://loftla.com/lofts/1100/212/corner1sm.jpg

[LosAngelesSportsFan]

very nice thanks. thats skydeck pic is great. post that on all the blizzard threads! LOL.

[Easy]

Very nice, but I wouldn't mind them being a little bigger next time. The LA Live construction site is huge. Quite a juxtaposition with the tiny 717 Olympic (Hanover) construction site.

[danparker276]

I have the full pictures on my site if you click on the pictures.

[colemonkee]

There's also an update in the LA Downtown thread. Dan, I must have just missed you. We took a lot of the same shots.

[Easy]

I have the full pictures on my site if you click on the pictures.

Okay. Thanks.

[citywatch]

I have the full pictures on my site if you click on the pictures.Thanks! There's so much going on in DT, the hood needs at least you & Colemonkee & anyone else to document all the projs & changes.

And because of your pic of 9th St between Fig & Flower...

http://loftla.com/lofts/1100/212/ralph5sm.jpg

...I now know that work has yet to begin on the Astani condo tower, which would rise where the parking lot seen on the right still is located. Even though the devlpr said construction would begin in January, it's less of a :( that his time estimate was wrong only because a slower pace means that the supply of new housing in the hood over the next 2 or 3 yrs will be more manageable.

[colemonkee]

^ Now you're starting to get it! Slow and steady wins the race.

[katfam]

Elleven is quickly moving toward a close as windows and frames are being completed on the 11th floor. In-wall MEP and preliminary drywall has begun on floors 12 and 13 and finishes are being completed through floor 8. Landscape planting is set to begin in mid-February on the fourth floor terrace, which is shared with Phase 2.

[danparker276]

For 1100 they said the move in would be in June now. They said before the first few floors might move in Feb.
Floors 18-23 are 99% done.
17th floor is what they're waiting on.

http://loftla.com/lofts/1100/212/1707asm.jpg

Much of the drywall is up now and so is the electrical, compared to December, so it seems like they have done a lot of work.

[franman23]

Check out the Elleven slideshow sent out by the South Group

http://www.elleven-south.com/slideshow/

[ksep]

i like the last picture of the concrete interior wall. i only wish they would make the units available with concrete floors as well...but they don't - which is a bummer.

[colemonkee]

Those are some really cool shots. That northeast view shows just how much potential there is in the area of South Park and the Old Bank District. Once this current boom finishes around Staples and Figueroa, that will be the next area to be developed.

[katfam]

Check out Evo's new website.

http://evo-south.com :banana:

[danparker276]

The evo website is really well put together.
The units seem very large sq foot wise.
Also noticed it has it's own pool, is this correct? Eleven and Luma share the common areas, and Evo has it's own?

[LosAngelesSportsFan]

The best part about the website is that it mentions a 6th south tower. Looks like earlier reports were true! hopefully it will be 50 stories plus! Go to surroundings and its mentioned there.

I really like the way evo looks by the way. very sleek and it has nice lines. South group has done an amazing job for Downtown LA. hopefully these two mega projects are not the last.

[citywatch]

For 1100 they said the move in would be in June now. They said before the first few floors might move in Feb.I saw these photos on 1100's web site & it got me to thinking about what separates that bldg from most other condo towers in LA. I guess the key difference is that all the units, because they sit on top of a multilevel parking structure, automatically have better views than a good percentage of units in other bldgs, or the ones that start from the first or second floor.

Whatever the case, when I imagine what it will be like to have windows looking out to views like these everyday, I can understand why ppl want to move into 1100 ASAP:


http://www.livingabovela.com/modelunits/images/01.jpg

http://www.livingabovela.com/modelunits/images/02.jpg

http://www.livingabovela.com/modelunits/images/03.jpg

http://www.livingabovela.com/modelunits/images/06.jpg

http://www.livingabovela.com/modelunits/images/08.jpg

http://www.livingabovela.com/modelunits/images/10.jpg

http://www.livingabovela.com/modelunits/images/04.jpg

:tup:

[citywatch]

Check out the Elleven slideshow sent out by the South Group
Check out Evo's new website.I was thinking about how the only other part of LA, other than DT, where there has been a large group of highrise condo or apt devlpt has been limited mainly to Wilshire Blvd around Westwood, & a smaller number in DTLB. But unlike Westwood, where the bldgs don't extend beyond one street, or Wilshire, & are directly surrounded by mostly burban type devlpt, or the houses of West LA, DTLA condo towers are part of a more urbanized location. The same is true of condo or apt towers in DTLB, although as with the highrises in Westwood they too are strung along mainly just one street, or Ocean Blvd.

IOW, the highrise setup found in DTLA is starting to become more unique in this part of So Ca than I realized, as one would have to drive all the way down to DT San Diego to find a similar (or currently more ambitious) situation.

[katfam]

Storage Space No. Available


SF


Price

Basement




0002


42


$10,250.00

0007


69


$10,500.00

0012


43


$10,750.00

0018


40


$10,000.00

0019


45


$11,250.00

0020


45


$11,250.00

0022


59


$14,750.00

0032


95


$23,750.00

0034


53


$13,250.00

0035


59


$14,750.00

0038


43


$10,750.00

0039


88


$22,000.00

0048


64


$16,000.00

2nd Floor:




2006


36


$9,000.00

We are releasing the last 14 storage lockers available for purchase at Elleven-South. Please see the above list for availability. The purchase price can be rolled over into your purchase price and no money is required now. Please contact the sales office A.S.A.P. if you are interested in storage.
These are the last storage lockers available and will sell fast.

Eric Rummel / Matt Tarlow
Urban Sales Associates
The South Group
707 S. Grand Ave
Los Angeles, CA 90017
www.exploresouthgroup.com

213-622-5400 office
213-622-5420 facsimile

[citywatch]

Now you're starting to get it! Slow and steady wins the race.Amen to that.

After seeing this article, I'm suddenly less impatient about the Astani proj at 9th & Fig not moving forward in Jan.

Too much of a boom town, as Miami, Chicago & San Diego have been for a few yrs, can result in a big hangover. However, the good thing about more supply than demand is that lower prices means more ppl (at least in cities like SD) will again be able to enter the housing mkt.


NY Times, February 17, 2006

Farewell, Condo Cash-Outs

By MOTOKO RICH

When developers in Arlington, Va., threw a party 18 months ago to showcase plans for Clarendon 1021, a condominium development that had not yet been built, 3,600 prospective buyers stood in line just for the chance to book reservations to bid on the apartments. Now, less than a year after the building opened, speculators in this and other buildings are putting dozens of units on the market at the same time, causing asking prices and profits to slip. Of 23 investors who sold since Clarendon 1021 opened last summer, the three most recent sellers actually lost money, after paying all fees, and average profits in the building have declined since August, said Frank Borges LLosa,) owner of FranklyRealty.com.

The Great Condo Gold Rush is fading from memory and the Great Sell-Off has begun. "Money Down! Motivated Seller, Want More? Just Ask!" screamed an investor's online advertisement last week for a one-bedroom apartment in Clarendon 1021 that had never been lived in.

"I hate it when people say prices can never go down," said Mr. LLosa, a resident of the building. "The speculators make the profits more volatile."

Over the last few years, real estate speculators looking to make a quick gain also snapped up preconstruction condos in Chicago, Miami and San Diego. With prices rising by more than 20 percent a year, short-term buyers figured that by the time the condos were ready to occupy, they could sell them without ever moving in, clearing thousands of dollars in profits. But as more speculators look to cash out in recently hot condo markets around the country, some economists say they could put even more downward pressure on prices in those buildings where for-sale listings are swelling. In Miami, at the Jade Residences at Brickell Bay, more than 20 percent of the building's 352 units are on the market. In San Diego, about a third of the 96 units in the Alicante, a condominium that opened last fall, are listed for sale and sellers are already starting to cut asking prices.

In Donald Trump's luxury condos at 120 Riverside Boulevard in Manhattan, owners of more than one-fifth of the building's 250 units are currently marketing their apartments. With so much inventory, said Ilan Bracha, a broker with Prudential Douglas Elliman in New York, "the buyers are coming in, checking the best views and then they negotiate. This is the reality."

While investors made up only 9.5 percent of residential mortgages nationally in the 10 months through October, according to First American Corporation's LoanPerformance, a San Francisco mortgage data firm, the numbers are much higher in places like San Diego, where investors represented 13.5 percent of residential mortgages, and Miami, where they were 16 percent. Hans Nordby, research strategist at Property and Portfolio Research in Boston, said those numbers underreport the real level of speculation in those markets because many buyers disguise their intentions when they get their mortgages. As those speculators flood the market, he said, they will put pressure on other sellers to cut prices, too. "A rising or sinking tide affects all boats," Mr. Nordby said.

Still, a sell-off in speculative condos is unlikely to start a widespread housing crash, because condos were more overbuilt than single-family homes during the recent boom, said Joseph Gyourko, professor of real estate and finance at the Wharton School of the University of Pennsylvania. But weakness in the condo market, he said, "is a consistent indicator that the great boom has really ended."

For those buyers who had dreamed of quick riches, the change in the market has come as a sobering lesson. A little over a year ago, Shabana Qureshi, a 26-year-old engineer, put deposits down on two condos in Arlington. "My friends were making hundreds of thousands of dollars off of properties," Ms. Qureshi said. "I just thought I'll take this risk now and not think about it too much, and once the time comes I can either sell it or use it depending on my needs."

She moved into a one-bedroom condo at Clarendon 1021 with hardwood floors, granite kitchen countertops and a heated pool on the roof. But having taken a pay cut with a new job, she can no longer afford the mortgage and maintenance fees, which are almost $3,000 a month. Last week, she put the condo, for which she paid $438,000, on the market for $470,000 and plans to move into the other condo she bought in Arlington. She is selling the Clarendon condo herself to save on the real estate commission. But even if she gets her asking price, she figures she will break even after closing costs. Having scrimped to buy at what she said she believed was the peak of the market, Ms. Qureshi said she regretted her investments. If she had to do it all over again, she said she would have spent more money on travel and a new car. "I would have been more carefree and invested once I had a family," she said.

In the last few years, speculators were drawn to real estate because of double-digit appreciation. Nationally, median condo prices increased by nearly 13 percent, to $218,200, in 2005, according to the National Association of Realtors. But earlier this month, the group, which is based in Washington, forecast a slowdown in the rate of appreciation, saying that median home prices for all housing types — single family, townhouses, condominiums and co-ops — would rise by only 5 percent this year. Already, the rate of appreciation in some of the hottest markets for speculators has slowed. In San Diego, the median home price (the exact middle of all prices) rose at an annual rate of just 2.5 percent in January, compared with 20 percent a year earlier, according to DataQuick Information Systems, a research firm.

Last week, in a sign of a broader slowdown in the housing market, Toll Brothers, the luxury home builder, said orders for new homes fell by nearly 30 percent in the three months ended Jan. 31. On Monday, KB Homes also said that orders were down significantly and that more buyers were canceling contracts. At the same time, developers are still building condos in Miami, New York and Chicago, so speculators trying to sell will also have to compete with new units coming on the market.

The slowdown will affect all sellers, of course, but speculators may be more acutely affected if they were expecting speedy profits or are paying mortgage and maintenance costs on empty apartments. In some cases, even if they rent them out, the rents will not cover their costs.

This is not the first time that condo markets have been influenced by investors. In the late 1980's, developers converted thousands of condo units in the Northeast and many of them were bought by speculators, said Karl E. Case, an economist at Wellesley College. Many of those investors, he said, ended up losing money when they sold in the early 1990's. "It was ugly," he said.

More experienced investors take a philosophical view of what they see as inevitable setbacks. R. Dawn Stahl, a lawyer in San Diego who bought two apartments in the Alicante, is now trying to sell both of them. But in a city where there are about 6,200 condos for sale, up from about 3,100 this time last year, according to the San Diego Association of Realtors, it has been difficult to lure buyers. Ms. Stahl has yet to receive any offers, so she has already lowered her asking price on one of the listings from $650,000 to $599,000.

She paid $499,000 for that two-bedroom apartment and said she believed she would make a small profit after paying commissions and capital gains taxes. But if she cannot sell within a few months, she will rent the apartments out instead. "I knew that was a risk that I took," Ms. Stahl said.

But a reason that a speculative sell-off is not likely to lead to a bursting bubble is that unlike stocks, where investors can panic and sell large volumes in a matter of hours, owners of real estate will only slash prices so far. "People resist and don't sell," said Mr. Case. "It tends to stabilize prices."

A year and a half ago, Erez Abkzer, who owns a window treatment business in New York, signed a contract for a one-bedroom condo facing the river in 120 Riverside for $850,000. "The market was booming and I decided to jump on that wagon," he said. He closed on the apartment last month and immediately listed it for $1.1 million. He said he would rent the apartment rather than lower his price. "Otherwise it would all be in vain," Mr. Abkzer said. "I won't make money on it."

Some brokers say that speculators have unrealistic profit expectations. "I think a lot of sellers are saying I should make X percent," said Eve Thompson, an agent with Long & Foster in Fairfax, Va. "But your chances of being able to do that are as good as going to Oracle and telling them you want more for your stock."

In Miami, where there appears to be a large overhang of investor properties, sellers are still making profits, said Ron Shuffield, president of Esslinger-Wooten-Maxwell Realtors. But with the inventory of available condos having jumped from about 5,400 listings at the end of December 2004 to about 12,750 now, he said, asking prices have come down in the last three or four months. Mr. Shuffield said he was confident that there would eventually be takers for most of those condos because of the influx of buyers from Latin America and Europe as well as baby boomers from the Northeast. But some real estate watchers say there is evidence that demand is starting to slacken in Miami. According to Michael Y. Cannon, managing director of Integra Realty Resources-South Florida, a market analyst, the volume of sales of existing condos declined by 9.6 percent in South Florida between 2004 and 2005.

For now, the bumper crop of properties is a boon to buyers. In San Diego, Tom Hinks, a 21-year-old who is looking to buy a condo downtown, has realized he can take his time. His approach might scare some sellers. Since Mr. Hinks started looking four months ago, he has viewed 30 condos. "I've actually liked quite a few of them," he said. "But every day it seems like the prices are starting to trim down so I don't want to pay too much."

[katfam]

I went by Elleven and noticed they have put in all the plants on the 4th floor terrace. Looks pretty good and Luma is starting to do the 4th floor so its all coming along really nicely.

[colemonkee]

I can't wait for the tower portion of Luma to start rising. That's when it should start to speed up a bit, AND give us a better idea of how those two buildings will relate to each other.

[katfam]

http://loftla.com/lofts/11/sm_jk222a.jpg

http://loftla.com/lofts/11/sm_jk222c.jpg

http://loftla.com/lofts/11/sm_jk222b.jpg

[z1sthies]

hey new pics, looks good :tup:

[LosAngelesBeauty]

I hope to the higher powers they don't build a wasteful parking structure on the surface parking lot to the east of Elleven and south of Grand Lofts. That area is SO IMPORTANT to continue the retail and residential momentum, creating a bona fide neighborhood. AT THE VERY LEAST, they should including retail at the bottom of this structure if it is built. :(

[colemonkee]

Is there a parking structure planned there?

[katfam]

Talked with the South Sales Center yesterday and found out some great info:

They are building a 23 story condo tower across the street from Luma called the KURTZMAN. It will be half affordable housing and isn't part of the "SOUTH" community thought it will be across the street.

They are also in talks to build a 14 Story condo on the south side of LUMA and west of Evo. They have been trying to buy the building but the owners have been refusing to sale it. South said they want to build this tower to compliment Elleven and finish off the whole block.

South has also informed me that they are in search to bring a Upscale New York restaurant to Luma and have been in talks with multiple restaurants.


ELLEVEN MOVE IN
They plan to start walk thrus of Elleven in Mid-March and said that escrow will begin then as well with it closing in start of April. They said April 5 is start of move in's with floors 5,6,7 starting first.

[colemonkee]

They are building a 23 story condo tower across the street from Luma called the KURTZMAN. It will be half affordable housing and isn't part of the "SOUTH" community thought it will be across the street.
That must be the parking lot across Hope directly south of the Palms parking garage. That is, unless they plan on knocking the Desmond's building down.

[LosAngelesBeauty]

^ You're right, it is the surface lot directly south of the parking structure.

Regarding the "14 story complement to Elleven," isn't that supposed to be a pocket park? And isn't there a low-rise brick structure that we made a little stink about MONTHS and MONTHS ago when we learned that was going to be torn down to make way for a park? Am I wrong?

[citywatch]

They have been trying to buy the building but the owners have been refusing to sale it. South said they want to build this tower to compliment Elleven and finish off the whole block.
Ironic that the hood has been struggling to attract certain ppl & businesses, who can make a big, positive difference, on one hand & can't rid of others, who are slackards or, worse, slumlords, on the other.

[katfam]

There is going to be a mid block park from Hope to Grand (between Elleven and Evo). The proposed 4th building would be on the south side of the mid block park like Evo will be. There are several 2 story buildings there now that have clothing shop in it.

The brick building that is borded up and south of Luma is going to be torn down and that is where the park will be located.

[edkao]

What’s Going Up.
South Construction Report – Week of 2/20

Elleven
We are getting close to the end of our construction updates for Elleven. The building is nearly finished, and will soon be occupied and functioning as the first new-construction residential tower in Los Angeles in over twenty years.

As we move toward completion, the aluminum and glass window wall has been completed all the way up to the 11th floor. On the 12th and 13th floors, the penthouses are being completed, including kitchens, bathrooms and finishes. All of the units on floors 5, 6 and 7 are completed and have been “locked off” so that the appliances, finishes and interiors stay perfectly clean for the new owners. Everything continues on track for the Temporary Certificate of Occupancy, with the first move-ins scheduled for April.

Luma
Next door, and still sharing the big crane with Elleven, Luma continues to rise from the ground. The foundation and basement parking have been completed, and we are continuing skyward with a floor being built about every six weeks or so. This will be the routine for the next few months as we continue to pour concrete and add floors to the structure.

Evo
Next to Elleven, on the corner of 12th and Grand, Evo is being staged for excavation and construction. Preparations for the innovative Up/Down construction technique are under way. The Up/Down approach lets the contractors excavate down to build the parking garage and basements at the same time they are building upward with formwork and concrete pours. This method allows the building to be constructed much faster, shaving months from the completion date.

[logandankr]

They are building a 23 story condo tower across the street from Luma called the KURTZMAN. It will be half affordable housing and isn't part of the "SOUTH" community though it will be across the street.

I've been thinking about this for the past couple days and it's been bothering me. Will this not be "part of the South community" because it's affordable housing? Is the affordable housing an excuse for not having the same design integrity of their other projects? The only reason I can see the South Group trying to distance this project from their others, despite it being across the street, is that the design will not be to par with their other towers.

The reality is that South Park over the next couple years will grow into a community comprised of everything within it, and because of that I don't like that the South Group is saying that this won't be part of "South." They shouldn't get to pick and choose what projects they want to call part of their exclusive South community - because the meaniful segment will become the South Park neighborhood, not some artifical "South" distiction.

Affordable housing doesn't have to be boring - and I hope that's not the direction they're heading.

[LongBeachUrbanist]

^ They're just saying that this Kurtzman project is not being built or marketed by South Group. In real estate lingo, the "South community" just means the set of buildings being created by South.

Nobody's saying that the neighborhood or community has a dividing line that excludes lower-income housing. For instance, Grand Ave. Lofts and Met Lofts are not "part of the South community" because they are the products of other developers. But of course they will be integral parts of the growing South Park neighborhood/community.

[RAlossi]

That makes more sense, LBU. Let's hope whoever's developing the Kurtzman does it right.

[logandankr]

^^ Maybe not marketed, but it does appear that it's being built by the South Group. I mean, it was the South sales office that said THEY are building this project, but it won't be part of "South." They're creating that distance for some reason - I'm curious to know why.

[Easy]

They have been branding the "South" name as being of a certain quality. Whatever the Kurtzman ends up being like, it does not appear that it will be at the same high level as their other properties, so they are putting a little distance between them. I don't see any problem with it. Nor do I see a problem with the South Group being allowed to decide what to call their projects.

[katfam]

Final Walk-Thru's for Elleven's first residents are set for March 29-31.

Loan Documents are expected to be signed April 3/4th

Close of Escrow set for April 7th

[colemonkee]

That's great! Are you part of that first group?

[katfam]

That's great! Are you part of that first group?


SURE AM!!!!! Started packing my place up and everything! Can't wait to get into a nice new place called HOME :banana: :banana:

[colemonkee]

Congrats, man! Let me be the first to welcome you to downtown! :cheers:

[LAMetroGuy]

great news, can't wait for the first house warming party!!! :banana:

[danparker276]

That's great news. They got it done when they said they would a few months ago.

1100 Wilshire is still delayed, they say June now. They been having an open house there every sunday 11-3, where you can check out the Skydeck and the 23rd floor. They'll probably have one this week too.

[colemonkee]

^ Is there any indication of how 1100 is doing with selling the remaining units in the building? I know that a lot of the units have sold, but I wonder how they're finishing sales off.

[MrBeans]

Last I checked, 1100 is mostly sold out, except for the penthouse units.

[citywatch]

It would be great if there was a way to track the sales & leasing of condos or apts in the hood, to know exactly how much is or isn't available at any given time, & how fast or slowly units are moving. That would make it easier to guess which projs are more likely to begin construction, how soon or late their start up date will be, & which projs are more likely to eventually be cancelled.

[BrandonJXN]

I'm being retarded but I hope a famous person buys one of the penthouse units at 1100 so we can see it on MTV Cribs. Plus it'll be good for all of downtown to see a famous person living in the hood.

:tup:

[edkao]

Received the moving info packet for Elleven yesterday.

It details the moving in procedures for the building.

On one of the pages, I noticed that for Elleven, the HOA has decided to go with Comcast for Cable or Dish Network for Satellite.

The problem is, neither Comcast nor Dish Network offers NFL Sunday Ticket Package. Directv is the only one that carries the NFL Package. As a Football fan, this is a problem.

I called the sales office today to ask about the possibility of using Directv, and was told the building is prewired for Dish, and Comcast. Directv is not an option. The guy at the sales office (not Eric) said this is an issue that should be brought up at the next HOA meeting and see if Directv can be added.

I am a little disappointed with the lack of input from us on the HOA's decision to go with Dish Network. A simple survey of the residents would have been great.

I am wondering, how many future Elleven residents here on this board also prefers Directv over Dish?

Thanks, Ed

[kdk]

I didn't get the Flexwall ($20,000 for 2 walls sounded too much). Does anyone have any ideas, links, recommendations for putting up walls?
Thanks.

[franman23]

I passed on the flexwalls too, the price seemed a little steep. I'm going to wait until I see the actual space. Does anybody have an idea on when we are going to be able to walk through the units.

Some ideas I have seen as an alternative to flex walls are floor to ceiling curtains, shoji screen doors, sliding room dividers. With the exception of the curtains, any room divider will probably have to custom made by a contractor or though an interior design firm. I'll let you know what I end up doing.

[citywatch]

[edit]

[katfam]

I passed on the flex walls as well and from what I remember South said only 2 or 3 people got them. I'm getting some great lists together for walls, blinds, etc and will get them out to you guys asap!

Walk thrus are set for the last 2 weeks of March!!!!!

I HAVE RESERVED MY MOVE IN!!!!!!!!!!!:banana: :banana: :banana:

I'm set to move in on Sunday April 9th. Closing on April 7th and getting keys on April 8th!!!!

Everybody keep us posted on your move in/walk thur's. I'm so excited to get into Elleven and hope we can all have a move in celebration!

[Vidiot]

^^ woohoo!! you're moving in on my 20th birthday!! :banana: :cheers:

[LosAngelesSportsFan]

Congrats!!!

[LongBeachUrbanist]

I don't know if anybody has heard this, but Jan Perry has been involved with the issue of street widening requirements, and this will directly effect the Elleven and Luma projects.

Here is the issue. The city has many, many backward regulations, esp. when it comes to traffic. For instance, L.A. City Planning policy requires projects like Elleven and Luma to pay the city to widen the street, to account for extra traffic. This means sidewalks would be narrowed, making the neighborhood less walkable. Apparently, the needs of pedestrians for safety and comfort are totally unimportant.

Well, Jan Perry has recently questioned this retarded policy, and the City is now considering revising or getting rid of this requirement in the Central City.

In the mean time, these projects are going up, as we speak. So last Friday, Jan Perry introduced a pretty interesting City Council motion. Basically, the motion says that the street-widening fees that South has agreed to pay will be put in a fund, until the City has finished rethinking the policy. If they decide to keep the old retarded rules, the money will be there for street widening. If the rules are eliminated, however, the money will be used to sidewalk enhancements and pedestrian amenities.

Kudos to Jan Perry, for looking out for the walking-man!!!
http://static.flickr.com/29/59995180_81adcd3405_m.jpg

[LosAngelesSportsFan]

alright! good for her, finally someone thinking about the pedestrian. maybe shes the one we should target to get Street/ sidewalk/landscaping/park issues worked out in Downtown? We really need uniform trees, benches, transh cans and other anemities that seem small but make such a big difference.


Also, maybe we can convince a Big time LA resident that cares about DTLA to invest in Redoing Pershing Square and restoring back to its former splendor and we can rename it Pershing-Broad square?

[citywatch]

The city has many, many backward regulations, esp. when it comes to traffic. For instance, L.A. City Planning policy requires projects like Elleven and Luma to pay the city to widen the street, to account for extra traffic.
That policy is ridiculous when many of the secondary streets in the hood, esp around South Pk, don't seem to be that busy to me, even during those hrs & on those days when the largest number of ppl have to be in DT to work or for other reasons.

Another thing that always makes me shake my head is when I find myself on fwys around DT that are jammed with cars, & where I'll then take an offramp into DT itself only to find many of the hood's streets are surprisngly quiet, even empty. It's at moments like those when I realize something is wrong with that picture, that things are ass backwards.

[franman23]

I was at the South Sales office on Saturday and received a copy of their move-in sheet. Here are the tentative move-in dates:

4th floor - 5/10-5/16
5th floor - 4/5-4/11
6th floor - 4/12-4/18
7th floor - 4/19/-4/25
8th floor - 4/26-5/2
9th floor - 5/17-5/23
10th floor - 5/24-5/30
11th floor - 5/31-6/6
12th floor - 6/7-6/13
Penthouse - 6/14-6/21
Live/work lofts - 6/14-6/21

Walk-throughs have already started on the lower floors. I should be in my unit by the first week of May.

[Easy]

DAAAMN! Who said that move-ins would never happen in April? Oh wait, that was me. Nevermind.

[logandankr]

Why do they move the 4th floor in after 5-8?

Anyone know?

[katfam]

Why do they move the 4th floor in after 5-8?

Anyone know?

I believe it is so they can finish the construction of the 4th floor terrace and get the 5th floor up and running on LUMA so that the construction is somewhat past the level of those on that 4th floor terrace.

[katfam]

ELLEVEN PRE MOVE IN PARTY!!!

I hope those who have a unit at Elleven will be coming to the Pre-Move in Party tomorrow at the Figueora Hotel.

[katfam]

Had my walk thru today and everything looks GREAT!!!! Planning on closing escrow tomorrow and gonna move in this weekend. :banana:

Here are some pictures of my unit.

http://btreeprods.com/11/Site/Elleven%201ST%20Walktrough_files/IMG_0723.jpg

http://btreeprods.com/11/Site/Elleven%201ST%20Walktrough_files/IMG_0599.jpg

http://btreeprods.com/11/Site/Elleven%201ST%20Walktrough_files/IMG_0604.jpg

http://btreeprods.com/11/Site/Elleven%201ST%20Walktrough_files/IMG_0742.jpg

http://btreeprods.com/11/Site/Elleven%201ST%20Walktrough_files/IMG_0732.jpg

http://btreeprods.com/11/Site/Elleven%201ST%20Walktrough_files/IMG_0602.jpg

http://btreeprods.com/11/Site/Elleven%201ST%20Walktrough_files/IMG_0596.jpg

[PeterJ]

stunning, katfam, just stunning. you must be so excited. i'm sure the dancing banana doesn't even begin to describe it ;).

[LAMetroGuy]

katfam, congratulations!

I see that your unit has the Frigidaire Professional Series appliances... those are the same ones that I am getting in my condo in downtown Long Beach! I like that you have a slide in range instead of a stand alone... looks much nicer and cleaner!

How is the move-in coordination going to happen, do you get the elevator the whole day or just part of the day?

[colemonkee]

Sweet place, man. Congrats.

[citywatch]

Had my walk thru today and everything looks GREAT!!!! Planning on closing escrow tomorrow and gonna move in this weekend.
Really appreciate the photos, katfam. I'm not even a resident like you're going to be & yet I wanna...
:banana: too, so I can only imagine what it must be like for ppl who'll be moving into new condo devlpt like the Elleven.

From your kitchen you'll be able to see the lights being turned on at the Eastern Columbia bldg in upcoming months as its lofts are completed & ppl start moving in there too. Same with the metro lofts to the west.

I can think of few places in LA & soCA that have such an interesting set of new devlpt & possibilities the way your new hood does. Other locales in comparison seem like zzzzz.

I know you're going to be very busy over the next several days, even wks, but if you can keep us up to date with more photos & postings in the future, that will be welcomed.

[Easy]

Congrats Katfam!

Your unit looks great and I think that you're moving in at pretty good time. You're a pioneer in what should become a very dynamic neighborhood over the next couple three years. I hope that you enjoy it.

[edkao]

Congrats Katfam,

Your unit looks awesome. I am jealous.

A couple of question on your photos. The sixth photo, is that the hallway or is that the entrance to your unit?

Which floor coloring did you choose? Is that the darker bamboo floor?

Again, Congrats.

Ed

[katfam]

Congrats Katfam,

Your unit looks awesome. I am jealous.

A couple of question on your photos. The sixth photo, is that the hallway or is that the entrance to your unit?

Which floor coloring did you choose? Is that the darker bamboo floor?

Again, Congrats.

Ed

Yeah that sixth photo is the hallway of my unit. It's huge (about 40 feet long and 5 feet wide).

Yes I got the darker bamboo floor, but it still is light. What is nice about the bamboo they put in is that there is 2 shades of color that make for a great mosaic type patterned floor.

It terms of moving out, we are set to move in on Sunday. They set aside 3 hour time slots for each resident to move in all their things. Each hour over is $100 an hour. They also give us operation of the elevator.

[katfam]

Here are some more pictures from my walkthru

http://btreeprods.com/11/Site/Elleven%201ST%20Walktrough_files/IMG_0612.jpg

http://btreeprods.com/11/Site/Elleven%201ST%20Walktrough_files/IMG_0743.jpg

http://btreeprods.com/11/Site/Elleven%201ST%20Walktrough_files/IMG_0611.jpg

http://btreeprods.com/11/Site/Elleven%201ST%20Walktrough_files/IMG_0606.jpg

http://btreeprods.com/11/Site/Elleven%201ST%20Walktrough_files/IMG_0610.jpg

[LosAngelesSportsFan]

wow looks great. your very lucky. You can see Luma, Evo and the rest of the nieghborhood grow up right in front of you!

[edkao]

If Katfam is moving in this weekend, that means there is already prople living on the fifth floor. Exciting times.

Katfam if you get a chance, can you take pictures of the lobby area? Did you get to see other parts of the building?

Thanks, Ed

[katfam]

Katfam if you get a chance, can you take pictures of the lobby area? Did you get to see other parts of the building?

Thanks, Ed

I did get to see the lobby and garage areas. The Lobby looks amazing and the flooring they put in is really different. It's like small stones/pebbles. The garage is really nice (for a garage of course, lol) It is lite really well and is painted white. The elevators are HUGE...almost like freight elevators and the hallways on each floor are painted in whites and browns.

I will take tons of pictures when we get our keys on Friday and I will get them up here asap.

I have to say that after 18 months of waiting for Elleven you start wondering if you will like it or if you have built it up bigger than it is. Well when I walked into my home for the first time I was blown away. I am impressed with what South Group did and know you will all love it.

Also, some great things in each unit...They have put piping under the floors so you can run wires thru it for speakers or what not. They also have put floor outlets next to window corners so you can still have power. Another great thing they did was that they have a central electronic station for each unit so you can have all your Internet, cable, etc run thru one source.

OK I have to run as I am going to go CLOSE ESCROW.... OMG I CAN'T BELIEVE IT!!!!! I'll let you all know how it goes when I get back. ELLEVEN HERE I COME!!!

Electronic Box
http://btreeprods.com/11/Site/Elleven%201ST%20Walktrough_files/IMG_0734.jpg

Hallway
http://btreeprods.com/11/Site/Elleven%201ST%20Walktrough_files/IMG_0615.jpg

Bathroom with Upgraded Tile
http://btreeprods.com/11/Site/Elleven%201ST%20Walktrough_files/IMG_0605.jpg

[danparker276]

Wow, that place is great!!!

[Steve2726]

That pad is awesome, congrats. The view out the kitchen window of the Eastern Columbia is amazing, and at night should be even better!

[citywatch]

Also, some great things in each unit...They have put piping under the floors so you can run wires thru it for speakers or what not. That's an interesting feature, esp since bldgs like the Elleven are primarily concrete. I've often wondered how conduits or plumbing embedded in that material are dealt with if they need to be serviced. That question came up as I've watched work progress on the Colburn school's new bldg & seen each floor filled with concrete. But nothing better than that type of construction for sound insulation, as wood framed apt or condo bldgs are notorious for sound leaking through walls or floors, esp of neighbors living above or below each unit.

[franman23]

Congrats katfam, your unit looks great. My walk through is scheduled for Monday with move-in at the end of the month. How long did the walk through take?

The upgraded marble tile looks great. I pretty much picked the same finishes except the marble upgrade. I have the same floorplan as you bit on the opposite corner on 11th and grand.

I am so excited to see the finished unit for the first time. Please post more pictures when you get a chance.

[danny1100]

For those of you that are deeply involved/interested in the shaping and future of downtown, you won't want to miss this one. If this beast gets put in, LA will be one of the only "great" cities in the world without an immediate public park to anchor its community presence.

This Friday morning the Board of Public Works will consider the EIR on the police headquarters. The 5-member board will take public comment before deciding whether or not to recommend that the City Council accept the report--including the traffic, noise and other negative impacts. This is one of the final opportunities to give input on a project that will dramatically change both the Caltrans and St. Vibiana's blocks.

The board report on the EIR is online at
http://eng.lacity.org/dpw/ebreports/(click on the April 7 agenda, scroll to the police HQ agenda item (#3) and
click on the blue type to see the document)

Board of Public Works
Friday, April 7
9:30 am
City Hall, Room 350
200 N. Spring St., LA


Be there to support and educate yourself about the issue. Bring as many people as you can, interested parties, friends, loved ones. With so much revitalization happening, the people are the ones that have to inject a sense of community. Unfortunately, so far the city has missed this point.

To learn more please visit www.lacivicpark.org

[Luma07]

They set aside 3 hour time slots for each resident to move in all their things. Each hour over is $100 an hour. They also give us operation of the elevator.

Congrats katfam! Your unit looks great---it gives me more of an idea of what Luma will be like.

You mentioned something about each hour of your move is $100 an hour? What do you mean by that?


Hey I finally moved DT---I'm at metro417. It's so great to be here!!!:banana:
--Luma07

[edkao]

You mentioned something about each hour of your move is $100 an hour? What do you mean by that?


The building manager is present to help you during your move-in. During the escrow process there is an additional $500 allocated for the move. $250 of it is used to pay for the additional staff present at the move-in. The other $250 will be refunded after your move-in, provided everything goes smoothly.

For your move, you get a 3 hour window. You can unload as many truckloads you can. However, should you exceed the 3 hours, you will be charged an additional $100 per hour.

[LongBeachUrbanist]

For those of you that are deeply involved/interested in the shaping and future of downtown, you won't want to miss this one. If this beast gets put in, LA will be one of the only "great" cities in the world without an immediate public park to anchor its community presence.

This Friday morning the Board of Public Works will consider the EIR on the police headquarters. The 5-member board will take public comment before deciding whether or not to recommend that the City Council accept the report--including the traffic, noise and other negative impacts. This is one of the final opportunities to give input on a project that will dramatically change both the Caltrans and St. Vibiana's blocks.

The board report on the EIR is online at
http://eng.lacity.org/dpw/ebreports/(click on the April 7 agenda, scroll to the police HQ agenda item (#3) and
click on the blue type to see the document)

Board of Public Works
Friday, April 7
9:30 am
City Hall, Room 350
200 N. Spring St., LA


Be there to support and educate yourself about the issue. Bring as many people as you can, interested parties, friends, loved ones. With so much revitalization happening, the people are the ones that have to inject a sense of community. Unfortunately, so far the city has missed this point.

To learn more please visit www.lacivicpark.org

This is an important issue, but a couple of notes. First, this has nothing to do with this thread's topic, which is the South developments. Better to post this on the appropriate thread. Second, your url is doesn't work: it should be this url (http://eng.lacity.org/docs/dpw/agendas/2006%2F200604%2F20060407/20060407%5Fag%2Epdf%2Ehtm).

It's messed up how they have public comment times that are impossible for anyone except professional politicians and retirees to attend.

[katfam]

Well I have signed my loan documents and escrow should offically close tomorrow (Friday). Escrow went very smoothly. Took about an hour and a half to get thru all the paperwork. They will also give you the HOA information and rules at the end (about 4 inches worth of paper, lol). I plan to get my keys tomorrow and spent the night there. I'm so excited and can't wait till everybody moves in so we can all make Elleven the best place to live :cheers:

In terms of the walk thru, it was so much fun. Took about 2 hours and they started us by walking thru the parking garage to the lobby. Then up the elevator to my unit. Walking into the unit for the first time was amazing. You start wondering what it will really look like after 18 months, but I was blown away. Everything looks so nice and the space is much larger than I pictured. The corner unit balconies are huge once you are on it. The windows are also HUGE when you actually get into a unit. They don't seem that large when you are looking at them on the street, but WOW do they tower over you when you stand next to them. After you inspect the unit (be sure to inspect your hardwood floors and counter tops for marks and scuffs as I had a number of them) they take you to your parking space and storage unit if you have one. The garage looks nice and the storage spaces are awesome. They'll also show you the garbage shoot and recycling room. One thing he told me that was interesting is that you don't have to recycle yourself as our trash is inspected and seperated by an outside company.

Check out this link for all my pictures of the walk-thru:
http://btreeprods.com/11/Site/Elleven%201ST%20Walktrough.html

[colemonkee]

katfam, congrats on your new purchase and fantastic pics of a beautful new loft! I especially like the kitchen cabinets and the floors.

In one of your pics looking northeast toward the Eastern Columbia building, there's a sign with a rendering of Glass Tower on the corner that can't be more than a month old. And that's AFTER a lot of the rumors we heard of that deal falling apart. Couple that with the new model at the South sales center that now has Glass Tower integrated into the mix. Could Glass Tower be moving forward? Inquiring minds would like to know...

[citywatch]

Check out this link for all my pictures of the walk-thru:
http://btreeprods.com/11/Site/Elleven%201ST%20Walktrough.htmlI was wondering about the railing of Elleven's balconies. Based on some older exterior shots of the bldg, I at first thought, wow, you mean there won't be any balusters? Won't that be risky, esp if young kids are standing around there? And how about those ppl who are kind of acrophobic (ok, kind of like me)? :D


http://btreeprods.com/11/Site/Elleven%201ST%20Walktrough_files/IMG_0730.jpg


The floor to ceiling windows really make your condo seem even roomier and brighter than the typical house or certainly condo. They certainly are a nice trade off to those ppl who think a view of a backyard in the burbs, which generally never changes, is the best or first choice for the homebuyer.


Could Glass Tower be moving forward? Inquiring minds would like to know...The plot thickens.

However, I'll be perfectly happy if work begins in the next several wks on at least the Concerto condo bldg a few block away. Or the Medallion. Right now, everything else will be pure gravy.

[colemonkee]

Well, the Medallion won't be starting anytime soon, so your mashed potatoes will remain dry in that respect. The Concerto is anyone's guess. My guess is mid-May.

[citywatch]

Really disappointed that the Medallion, as things turn out, isn't following original estimate start up dates, esp since the devlpr already has announced so many extensions to groundbreaking to begin with. I think it originally was supposed to be underway by June of last yr, then Sept, then Feb of this yr, or something like that.

Removing & cleaning up the parking lot between 3rd, 4th Main & LA Sts represents one of the most important changes to the OBD hood.

BTW, I was speaking to a person who took the DCBID's loft tour & she said the metro417 bldg, another important conversion proj, still has about 60% of its units available for lease. So unlike Palmer's totally brand new apt bldgs, the projs in DT where old office bldgs have been remodeled into apts, which includes the Pegasus & Gas Co lofts, take a longer time to fill up. It will be interesting how the new from the ground up, yet less burban like, Medallion will do in attracting tenants.

[katfam]

I just spoke with the South Sales Center and ELLEVEN HAS OFFICALLY RECIEVED THEIR CERTIFICATE OF OCCUPANCY with the first move in on Saturday (mine is on sunday) wooohooooo :cheers: :cheers: .

[edkao]

I have uploaded some photos my friend took with his camera phone.

Sorry I don't have them labeled with too much details, I was using the photos for furniture shopping.

http://web.mac.com/edkao/iWeb/Site/Downtown%20Living%202006.html

First few 1-6 are from the Savoy in Little Tokyo.

7-13 are from Little Tokyo Lofts.

14-31 are from Sky. They hired an interior decorator firm and things look really good.

The rest are from the Met Lofts, Library Lofts, Packard Lofts, and an open house at Flower Street Lofts.

[citywatch]

Hey I finally moved DT---I'm at metro417. It's so great to be here!!!
Comments about & pics of your new home are definitely welcomed by me, esp ongoing updates about how the bldg is doing in attracting tenants.

I think the reactivation of a great old bldg like the Subway Terminal was long overdue & hope the owners find the return on their investment to be good enough to want to do more around the hood, such as developing the parking lots next to metro417.

[citywatch]

I have uploaded some photos my friend took with his camera phone.Thanks! Finally----I've been hoping to see pics from the DCBID's wkend loft tour since last wk. I guess it's to be expected that because one day was lost, this yr's event attracted fewer ppl.


"People couldn't get down here," said Carol Schatz, president and CEO of the Downtown Center Business Improvement District, which sponsored the two-day open house. For most of the day, streets were packed, which meant the shuttles that were supposed to whisk people from site to site couldn't run. Schatz said some people came back Sunday, while others toughed it out. "Some stayed and went on walking tours," she said. Ultimately about 4,500 people participated. The 2004 open house drew about 7,300 people.

[LongBeachUrbanist]

[/b]I think the reactivation of a great old bldg like the Subway Terminal was long overdue & hope the owners find the return on their investment to be good enough to want to do more around the hood, such as developing the parking lots next to metro417.

Or esp. the Clark Hotel, directly across the street. That derelict old building needs to be renovated pronto. It would make such a huge difference to Hill Street.

[katfam]

My Loan Funded!!!!!! I Get My Keys Tomorrow!!!!!

[funhaus]

And here are some pictures from the Grand Ave side of Elleven.

Smaller than Katfam's sweet corner unit (congratulations, by the way!) but it's still light, bright and open.

I had a flexwall installed in the hallway side, but held off on the adjacent kitchen wall as South's pricing was on the high side for these installs and I'd like to do something different there regardless. The sub-contractor of those flexwalls is eager to work with owners on any additions they may want in the future.

http://i61.photobucket.com/albums/h61/11jp/Image-60423A4CB9D711DA.jpg

http://i61.photobucket.com/albums/h61/11jp/Image-6041C9AEB9D711DA.jpg http://i61.photobucket.com/albums/h61/11jp/Image-60417651B9D711DA.jpg

http://i61.photobucket.com/albums/h61/11jp/Image-6042DCEAB9D711DA.jpg

http://i61.photobucket.com/albums/h61/11jp/Image-60421E7CB9D711DA.jpg

Oh, the building across the street is Grand Lofts. It's starting to look like a neighborhood!

:cheers:

[funhaus]

One more - huuuge storage unit in the garage. I may be more happy about this than anything else.

http://i61.photobucket.com/albums/h61/11jp/Image-6043132BB9D711DA.jpg

[edkao]

And here are some pictures from the Grand Ave side of Elleven.

Smaller than Katfam's sweet corner unit (congratulations, by the way!) but it's still light, bright and open.


funhaus,

Congrats to you too. What is the sq footage of your loft? 5th floor? How wide is your loft? 17 ft? Does it feel narrow to you? I am just curious because I just can't wait to see the units.

Thanks, Ed