|Location||Las Vegas, Nevada|
|Address||410 South Rampart Boulevard|
|Opening Date||April 28, 2011|
|Developer||Executive Home Builders|
IDB Development Corporation
|Owner||Great Wash Park LLC|
Tivoli Village is a mixed-use development center consisting of retail and office space, located on 28.43 acres (11.51 ha) of land at 410 South Rampart Boulevard in Las Vegas, Nevada, next to the Summerlin community. The property is owned by Great Wash Park LLC.
Mixed-use development is a term used for two related concepts:
Summerlin is an affluent master-planned community in the Las Vegas Valley of Southern Nevada. It lies at the edge of the Spring Mountains and Red Rock Canyon to the west; it is partly within the official city limits of Las Vegas and partly within unincorporated Clark County. This rapidly growing community occupies over 22,500 acres and according to its developers, "has grown to encompass more than 230 parks, more than two dozen public and private schools, 14 houses of worship, nine golf courses, three resort hotels, world-class recreational facilities, retail and entertainment centers, well-established office parks, a state-of-the-art medical center, and more."
The project was announced in May 2005, as The Village at Queensridge. Work began on the project in 2006, but its opening was delayed numerous times because of poor economic conditions, which prompted the decision to develop the property in separate phases. The property opened its first phase in April 2011.
Work on a second phase had begun by May 2010, with an opening initially planned for 2012. The opening of the second phase was delayed several times. Construction of the second phase began in October 2013, and the opening occurred in October 2016. Additional phases have been considered since 2010, with possible amenities including condominiums and a small hotel.
The project was initially announced on May 24, 2005, as The Village at Queensridge, a $500 million mixed-use project to be developed by Peccole Nevada Corporation and the Las Vegas-based Executive Home Builders. The project would be developed near the Las Vegas community of Summerlin on 30 acres (12 ha) of land, at the northeast corner of Rampart Boulevard and Alta Drive, near the Suncoast Hotel and Casino, the Angel Park golf course, and the developers' One Queensridge Place high-rise condominium project.
Suncoast is a hotel and casino located at 9090 Alta Drive in Las Vegas, Nevada. It is owned and operated by Boyd Gaming. The hotel, located on a 50-acre (20 ha) site, contains 432 rooms and has a 95,898-square-foot (8,909.2 m2) casino, as well as a movie theater, bowling alley and convention space.
One Queensridge Place is the name given to two residential skyscrapers located on the west side of the Las Vegas Valley in the highly affluent Queensridge neighborhood of Summerlin, Nevada. Construction began in 2005 and concluded in 2007. The buildings are twins, measuring approximately 233.5 feet (71.2 m) high. Each tower has 20 constructed floors with curtain wall facades and distinctive architecture. The resulting large windows allow for views of the Las Vegas Strip and the Red Rock Mountains.
The project would feature 700,000 sq ft (65,000 m2) of boutique retail stores, movie theaters, restaurants, and executive office space. Restaurant space would take up 125,000 sq ft (11,600 m2) of the project. The property would also include two five-story condominium towers and a 10-story tower with a total of 340 units, priced from the $600,000 range to over $1 million. The condominium towers were expected to begin construction within 90 days, with a projected opening in 2007. Frank Pankratz, president of Executive Home Builders, wanted the project to portray the elegance and quality of the company's other projects throughout the Las Vegas Valley: "We're big into stonework and granite. You can see the fit and finishes here are the same as what we'll be incorporating into our tower, One Queensridge Place."
The Las Vegas Valley is a major metropolitan area in the southern part of the U.S. state of Nevada. The state's largest urban agglomeration, it is part of the Las Vegas MSA. The Valley is largely defined by the Las Vegas Valley landform, a 600 sq mi (1,600 km2) basin area surrounded by mountains to the north, south, east and west of the metropolitan area. The Valley is home to the three largest incorporated cities in Nevada: Las Vegas, Henderson and North Las Vegas. Eleven unincorporated towns governed by the Clark County government are part of the Las Vegas Township and constitute the largest community in the state of Nevada.
The project would be accessible from Rampart Boulevard and from Alta Drive, and would include an underground 1,400,000 sq ft (130,000 m2) parking garage with 3,500 parking spaces, to be built in what was once a wash, which created difficult topography for the project that required the excavation of 1.1 million cubic yards of dirt to accommodate the garage. A 12-foot-by-25-foot culvert was to be added underground to divert floodwater from the property. The garage would contain a series of elevators and escalators to help patrons easily navigate the property. In November 2005, IDB Development Corporation joined the project as an investment partner. Because of rising construction costs and design changes of the condominium towers, the project's cost increased to an estimated $750 million in 2006, when grading and infrastructure work began. The culvert cost $5 million, and was nearly complete in September 2006, as the property was being prepared for the next phase of work.
An arroyo, also called a wash, is a dry creek, stream bed or gulch that temporarily or seasonally fills and flows after sufficient rain. Flash floods are common in arroyos following thunderstorms.
Topography is the study of the shape and features of land surfaces. The topography of an area could refer to the surface shapes and features themselves, or a description.
A culvert is a structure that allows water to flow under a road, railroad, trail, or similar obstruction from one side to the other side. Typically embedded so as to be surrounded by soil, a culvert may be made from a pipe, reinforced concrete or other material. In the United Kingdom, the word can also be used for a longer artificially buried watercourse.
Construction was underway as of August 2007. 36,000 sq ft (3,300 m2). Approximately 170 construction workers were on the property daily; the number was expected to increase to over 1,000 workers during the project's busiest construction period. The project, at that time, was expected to cost $850 million, and was scheduled to open in spring 2009.By September 2007, the project was to include 18 buildings, some as high as 10 stories. As of April 2008, the underground parking garage was under construction, while a foundation had been completed for one of the project's 18 buildings. The parking garage required a 35-foot mass excavation, at a cost of $5 million. Australian company Village Roadshow planned to build the movie theater, which would feature eight screens at a total of
Village Roadshow Limited, is an Australian mass media and entertainment company active in a diversity of fields, including cinema, theme parks, film production and distribution. The company is a publicly listed entity on the Australian Securities Exchange. It is majority owned by Village Roadshow Corporation, run by CEO Robert Kirby, John Kirby and Graham Burke.
By May 2008, the project had been renamed as Tivoli Village at Queensridge.In August 2008, the project was expected to open in fall 2009. At that time, 70 percent of the project's space had been leased or was in the process of being leased to tenants. In September 2008, the developers announced that construction would continue despite a declining economy. In December 2008, Tivoli Village's developers and tenants reached a consensus that the project's opening be delayed to spring 2010, due to poor economic conditions, although construction was to continue at a slower pace. During the 2008 recession, the developers chose to construct Tivoli Village in phases.
The Great Recession in the United States was a severe financial crisis combined with a deep recession. While the recession officially lasted from December 2007 to June 2009, it took many years for the economy to recover to pre-crisis levels of employment and output. This slow recovery was due in part to households and financial institutions paying off debts accumulated in the years preceding the crisis along with restrained government spending following initial stimulus efforts. It followed the bursting of the housing bubble, the housing market correction and subprime mortgage crisis.
In June 2009, Tivoli Village was expected to open in fall 2010. 200,000 sq ft (19,000 m2) of office space and 500,000 sq ft (46,000 m2) for retail, entertainment, and restaurants; this number was reduced to 140,000 sq ft (13,000 m2) for office space and 230,000 sq ft (21,000 m2) for all other businesses, for a total of 370,000 sq ft (34,000 m2).In November 2009, full-scale construction resumed with a planned opening around December 2010. The first phase of Tivoli Village was initially set to include
In May 2010, Tivoli Village planned to open its 370,000 sq ft (34,000 m2) first phase in March 2011, with 40 to 50 retailers and approximately eight restaurants, including a pizzeria by actor Joe Pesci. It was also announced that the project's 340 condominium units had been placed on indefinite hold. In July 2010, a local law firm signed on as the project's first office tenant. By November 2010, Merrill Lynch had signed up as an office tenant of Tivoli Village, which was nearing completion. In March 2011, the project's soft opening had been delayed to April 28, 2011, while a grand opening was planned for September 2011. Only 15 retailers and three or four restaurants were expected during the soft opening; while the building exteriors were nearly finished, the interiors were not.
Tivoli Village opened on April 28, 2011, 225,000 sq ft (20,900 m2) of retail space and 145,000 sq ft (13,500 m2) of office space. The project's condo units were still in consideration at that time.with 15 retailers and three restaurants, only about half of the first phase's retailers. Tivoli Village was expected to ultimately include 30 or 40 retail stores, after the completion of its first phase in the winter. Leases had been finalized for 72 percent of the property's retail space and 55 percent of its office space. Tivoli Village was built at a cost of $700 million, and was the first new, large-scale retail project to open in Las Vegas since Town Square in 2007. With Tivoli Village, the developers wanted to create a "city within a city." Tivoli Village was designed to resemble a 1400s European village, and was named after Italy's Tivoli Fountains. The project contained
In May 2010, it was announced that work had begun on the project's second phase, which would bring the project's total square-footage to 700,000 upon its completion in 2012. – with 300,000 sq ft (28,000 m2) of entertainment and retail space, as well as a movie theater – was scheduled to open by late 2012. At the time of Tivoli Village's opening in April 2011, its second phase was expected to be finished by the end of 2012, and would double the project's size. In January 2012, the second phase was expected to be finished by December 2013.In December 2010, the second phase
Construction on the second phase began in October 2013, with a projected opening in spring 2015. The second phase would include an underground garage and would add 270,000 sq ft (25,000 m2), with 200,000 sq ft (19,000 m2) consisting of retailers and restaurants and 70,000 sq ft (6,500 m2) consisting of office space. Phase three, planned for the northern side of the project, was set to include approximately 300 condominiums in multiple six-story buildings. In April 2014, the second phase was 45 percent complete and expected to open by December 2015. By November 2014, the second phase's cost had increased by approximately $200 million, to more than $500 million, with an expected opening in winter 2015 or spring 2016.
By January 2015, Executive Home Builders was no longer a part of the project's future development. IDB had also relinquished half of Tivoli's financing because of major investment losses. However, phase two continued construction and was on track to open in late 2015 or early 2016.In May 2016, it was announced that the second phase would open in October 2016. During construction of the second phase in August 2016, a construction worker died from a fall after a scaffolding collapsed. Construction was halted to allow for a safety investigation to take place.
After years of sporadic construction due to unexpected economic circumstances, the second phase opened on October 28, 2016, with approximately 350,000 sq ft (33,000 m2). The second phase included a new entrance on Rampart Boulevard and an additional 1,000 parking spaces in the underground garage. The second phase's anchor store was Restoration Hardware, which opened RH Las Vegas-The Gallery at Tivoli Village, located in a 60,000 sq ft (5,600 m2), four-level building. It was the largest gallery built by Restoration Hardware up to that point.
In December 2010, plans were announced for a third and fourth phase. The third phase would add approximately 300,000 sq ft (28,000 m2) of retail and office space. The fourth phase would consist of 342 condominium units located in three buildings. In April 2011, the third phase was expected to be finished by the end of 2013. In January 2012, the third phase – consisting of residential development at the time – was no longer being considered.
During construction of the second phase in April 2014, discussions were held with potential operators for a seven-story, 150-room boutique hotel that could be part of the third phase, which was to start construction in 2015 and be completed by the following year. The third phase would also include 20,000 sq ft (1,900 m2) of retail space and 300 condominium units located in three five-story buildings, with sales prices exceeding $400,000. The second and third phases were estimated to cost a combined total of $600 million.
Plans for a 138-room hotel remained intact as of January 2015. At the time, Tivoli Village was ultimately expected to extend to its northern border with Angel Park Golf Course, with phase three of construction. The third phase, at that point, had a possible opening date of 2017, with the project's condominiums being planned as part of the third phase.In October 2016, the third phase was expected to occur in subsequent years, on property north of the Restoration Hardware store.
Red Rock Resort is a hotel and casino in Summerlin South, Nevada, located in the Las Vegas Valley. It is owned and operated by Station Casinos on 59.43 acres (24.05 ha) located in the Downtown Summerlin neighborhood. It is Station Casinos' flagship property, and the company's corporate headquarters is located on the property.
The Las Ramblas Resort was a proposed mixed-use project that was to be constructed in Paradise, Nevada. The project was to be located on 25 acres (10 ha) of land on Harmon Avenue, east of the Las Vegas Strip. Las Ramblas would have included 11 towers encompassing a hotel and condominium residences for a total of 4,400 units, including 300 hotel rooms. Other amenities would have included a small casino, retail stores, a spa and health club, and nightclubs. The complex would have totaled 8,000,000 sq ft (740,000 m2), and was designed by Arquitectonica. The design was inspired by La Rambla, an open-air street in Barcelona.
W Las Vegas was a planned condo-hotel and casino resort near the Las Vegas Strip in Paradise, Nevada. It was announced in August 2005 as a joint venture between Edge Resorts and minority partner Starwood. The project was initially expected to cost $1.7 billion, and would include approximately 3,000 hotel, condo hotel, and residential units, as well as a 75,000 sq ft (7,000 m2) casino, in addition to restaurants, nightclubs, and shopping. The project initially was to be built on 21 acres (8.5 ha) located east of the Las Vegas Strip. The cost of the project ultimately increased to $2.5 billion.
The Ogden is a 21-story luxury condominium tower located at 150 North Las Vegas Boulevard in downtown Las Vegas, Nevada. The Ogden was announced in 2004 as the Streamline Tower condominium project, to be built on the former 1-acre (0.40 ha) property of the Golden Inn motel, which was demolished at the end of the year. Work on the property began in 2005, to prepare it for the new project, which began construction the following year. The project was financed by Corus Bank, and was developed by a half-dozen investors, including Las Vegas Stars baseball player Dusty Allen.
Panorama Towers is a high-rise residential condominium complex located in Paradise, Nevada. Developed by Laurence Hallier and Andrew Sasson, the $600 million aqua-blue glass 635-unit complex sits on 8.5 acres on Dean Martin Drive and is centrally located across from the Las Vegas Strip 1/4 mile from CityCenter.
Turnberry Place Community Association is a luxury residential high-rise condominium complex near the Las Vegas Strip in Winchester, Nevada, that contains four towers. All of the towers are 477 ft (145 m) tall and have 38 floors. The top floor apartments consist of two-story homes, with a pool, hot tub and an outdoor fireplace on the top floor. The community is considered the largest tax payer in Clark County, Nevada. The complex previously included the 80,000 sq ft (7,400 m2) Stirling Club, offering various amenities to residents.
Sky Las Vegas is a 45-story luxury high-rise condominium tower with 409 units, situated on a 3-acre site on the Las Vegas Strip in Winchester, Nevada. A two-story retail project had initially been planned for the site in 2001, although it ultimately did not materialize. Plans for Sky Las Vegas were announced in July 2004, with construction beginning the following year and its opening occurring in May 2007.
Turnberry Towers is a 45-story twin tower condominium complex in Winchester, Nevada, near the Las Vegas Strip. Initially, plans were announced in 1998 for Great Masters, a $300 million condominium project consisting of 56-story twin towers. The land was sold in 2000 to Turnberry Associates, which announced plans to build Madison Towers on the property. The $250 million condominium project would include 25-story twin towers, but the start of construction was delayed due to poor economic conditions as a result of the September 11 attacks. Conditions improved and the project was redesigned to be larger, with the new name of Turnberry Towers. Construction of the first tower began in June 2005, and was finished in 2007, followed by the completion of the second tower a year later.
Allure Las Vegas is a single tower residential complex in Las Vegas, Nevada. The complex includes the 41-story, 466 ft (142 m) Allure Las Vegas — Tower I. Tower I was built between 2005 and 2007 and was designed by EDI Architecture. Construction was managed by Bovis Lend Lease.
The Drew Las Vegas is an unfinished resort and casino on the Las Vegas Strip on the 24.5-acre (9.9 ha) site previously occupied by the El Rancho Hotel and Casino and the Algiers Hotel in Winchester, Nevada. Excluding the nearby Stratosphere observation tower, the Drew's 63-floor, 735-foot hotel building is the tallest building in Las Vegas and in the state.
Resorts World Las Vegas is a casino and 59-story hotel resort currently under construction on the Las Vegas Strip in Winchester, Nevada, United States, planned to open in December 2020. The property had been the site of the Stardust Resort and Casino until 2007, when Boyd Gaming demolished the resort to develop its Echelon Place project. Boyd halted construction in 2008 due to economic conditions, and sold the property to Genting Group in March 2013, when Genting announced plans to redevelop the site as Resorts World Las Vegas. Groundbreaking was initially scheduled for 2014, with the first phase expected to open in 2016. However, the opening date was delayed several times due to redesigns of the project. Groundbreaking took place in May 2015, and construction began in late 2017.
Ivana Las Vegas was a proposed 73-floor, 923-foot condominium high-rise, named after Ivana Trump. The project was initially announced in August 2004, as The Summit, and was to be constructed on the 2.17-acre site of the closed Holy Cow Casino and Brewery, located on the Las Vegas Strip in Las Vegas, Nevada. Trump became involved with the project in June 2005, when it was renamed.
Tahiti Village is a Tahitian-themed timeshare resort located on 27 acres (11 ha) of land at 7200 South Las Vegas Boulevard, south of the Las Vegas Strip, in Enterprise, Nevada.
Sandhurst Las Vegas is a cancelled high-rise condominium and mixed-use project that was planned for construction in downtown Las Vegas. The project was announced in October 2004, with the New Jersey-based Sandhurst Development as the developer. The project was designed by JMA Architecture and was to include a 35-story tower with 398 units. Two additional towers were also planned early in the project's history.
Majestic Las Vegas is a cancelled high-rise condominium project that was to be built on property previously occupied by the La Concha Motel on the Las Vegas Strip, in Winchester, Nevada. The project was announced by La Concha owner Lorenzo Doumani in February 2004. The 42-story condominium tower was to be accompanied by Hilton's Conrad Las Vegas, a Conrad-branded, 37-story hotel that would operate in a separate high-rise building on the same property. The project was initially expected to open in February 2006.
Las Vegas Grand is an apartment complex located east of the Las Vegas Strip in Paradise, Nevada. The project was announced in August 2003, and was originally planned as an apartment and condominium complex. The project was announced by Chris DelGuidice, who planned to develop it through his Florida-based company, Del American. The apartment aspect was removed from the project later that year because of rising construction costs. The condominium project, to be known as Vegas Grand, was to consist of 880 residential units.
Park Towers is a 20-story twin-tower condominium property located east of the Las Vegas Strip, in Paradise, Nevada. The project was announced in 1998, and began construction the following year. The property was developed by Irwin Molasky and Steve Wynn, and was completed in 2001.
The Platinum is a 17-story, 255-unit condo hotel located at 211 East Flamingo Road in Paradise, Nevada, east of the Las Vegas Strip. The project was approved in 2003, and began construction in 2005, as a joint venture between Diversified Real Estate Concepts, Inc. and Marcus Hotels and Resorts. The project was topped out in December 2005, and was opened in October 2006. In 2009, buyers filed lawsuits against Marcus for various allegations; the last of the lawsuits were settled in March 2013.